Building Details

Year Built 1950

Listing Agency: Long & Foster Real Estate, Inc. Show Phone

Listed By: Eve E Dougherty · License #RS-0037198 Show Phone

Source: Exitrealty

Added: Jul 3, 2024 Changed: Sep 10 Last Checked: Sep 15 at 4:49AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Long & Foster Real Estate, Inc.

Investment Insights

Based on property information with market context.

This is an opportunity to own a thriving sports bar and property in Delaware County. The sale includes a two-story building with approximately 7,600 sq. ft. of interior space, featuring three apartments and an efficiency unit with rental potential. The property has multiple bars and pub food service, a full basement, an outdoor covered tiki bar, a dancefloor, 23 TVs, and an 11 x 6-foot big screen for entertainment. The property has ample parking and high visibility for foot and vehicle traffic. This versatile property is suitable for an investor or owner to maintain it as a sports bar or transform it into a venue for banquets, restaurants, or nightclubs. The sale includes a Delaware County R-Liquor License. The property is being sold "as-is".

Key Highlights

• Includes a Delaware County R‑Liquor License (valued at $300,000).
• Thriving 30‑year‑old sports bar business and property.
• Two‑story building with ~7,600 sq. ft. of interior space, including three apartments and an efficiency unit for rental income.

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$97,675

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

6.20%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$1,953,500 $2.0M

Cap Rate 7%

$1,395,357 $1.4M

Cap Rate 9%

$1,085,278 $1.1M

Market Conditions

NOI Build-Up for 7,600 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$136.8K $18.00/SF

− Vacancy

−$6.6K −$0.86/SF

EGI

$130.2K $17.14/SF

− OpEx

−$32.6K −$4.28/SF

NOI

$97.7K $12.85/SF

Area

Delaware County, PA

Vacancy

4.80%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$1,953,500

Cap Rate 7%

$1,395,357

Cap Rate 9%

$1,085,278

Alternative Uses

Best Use

Specialty Retail

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,675 @ 7.0% cap · market cap 6.20%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.30M

$2.02M – $2.69M (±1% cap)

NOI $161,297 @ 7.0% cap · market cap 10.24%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Dirks & Sons Consulting Marketing & Advertising Tom N Jerry's Bar & Pub

Suggested Use

Top Pick Real Estate Agency Law Firm Hair Salon Bakery Dental Office Carpet & Flooring Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

681

Businesses Nearby

223k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 38% Dining 33% Home Improvements & Furnishings 17% Groceries 10%

Wawa Shops & Services

49,316 visits/mo 0.4 miles

The Home Depot Home Improvements & Furnishings

37,083 visits/mo 0.5 miles

Chick-fil-A Dining

31,066 visits/mo 0.3 miles

Lidl Groceries

21,345 visits/mo 0.4 miles

Dollar Tree Shops & Services

21,074 visits/mo 0.4 miles

Demographics for 19033, PA

7,798

Population

2,987

Households

2.6

Avg Household Size

40

Median Age

31%

College-Educated

93%

High-School Grad

1.2 sq mi

ZIP Area

6,498

Density / Sq Mi

$102,313

Median Household Income

$50,659

Median Earnings

$1,284

Median Rent

$264,300

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bar & Pub - Premier sports bar with apartments and R-Liquor License for sale.

Where is this bar & pub located?

The property is located at 1006 MACDADE BOULEVARD Folsom, PA.

What is the asking price?

The asking price for this property is $1,575,000.

What are key features of this property?

This property features: Includes a Delaware County R‑Liquor License (valued at $300,000).; Thriving 30‑year‑old sports bar business and property.; Two‑story building with ~7,600 sq. ft. of interior space, including three apartments and an efficiency unit for rental income.