Freestanding Brewery and Taproom
For Sale
$765,000
Pending
101 Walnut St, Green Lane, PA 18054
Corner freestanding building with a retained drive-thru lane and extensive production and customer buildout.
Property Size5,280 SF
Lot Size1.29 Acres
Days on Market96
Property Features for 101 Walnut St
General Information
Standard status
Pending
Size
5,280 SF
Total Parking Spaces
34
Lot size
1.29 Acres
Zoning
C
Taxes and HOA fees
Annual Taxes
$9,283
Amenities
Central Air
Hot Water, Natural Gas
Building Details
Year Built
1969
Stories
2
Listing Agency:
Keller Williams Real Estate - Doylestown
Listed By:
Carolyn Olivieri · License #RS378267
(856) 900-2099
Source:
Evrealestate
Added: Jun 1
Changed: Aug 23
Last Checked: Aug 23 at 11:06AM
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 Keller Williams Real Estate - Doylestown
Investment Insights
Based on property information with market context.
This freestanding commercial building at 101 Walnut Street offers two levels totaling approximately 5,280 square feet, situated on 1.29 acres. The main level includes about 2,780 square feet of customer-facing space with a taproom, bar area, seating, and an ADA-accessible restroom. The lower level provides approximately 2,500 square feet for production, storage, and back-of-house use, with floor drains, heavy electrical service, plumbing infrastructure, and cold storage already in place.
The property sits on a corner with frontage on Walnut Street and Gravel Pike (PA Route 29) and includes two access points, substantial on-site parking, and retained drive-thru lane features from its earlier use as a bank. The drive-thru lane can support drive-thru-oriented concepts subject to Borough approvals.
For an owner-user, this setup can reduce the time and capital needed to build out core restaurant and beverage operations. The sale includes the customer-facing bar buildout, draft system, walk-in cooler, refrigeration, sinks, wash stations, shelving and storage, surveillance system, and supporting electrical and plumbing infrastructure. The building conveys vacant, providing immediate possession and operational control, while commercial zoning allows a broad range of uses subject to Borough approvals. Brewery production equipment, liquor license, and business assets associated with Perkiomen Valley Brewery are not included in the real estate sale but may be available separately through negotiation with qualified operators.
The property sits on a corner with frontage on Walnut Street and Gravel Pike (PA Route 29) and includes two access points, substantial on-site parking, and retained drive-thru lane features from its earlier use as a bank. The drive-thru lane can support drive-thru-oriented concepts subject to Borough approvals.
For an owner-user, this setup can reduce the time and capital needed to build out core restaurant and beverage operations. The sale includes the customer-facing bar buildout, draft system, walk-in cooler, refrigeration, sinks, wash stations, shelving and storage, surveillance system, and supporting electrical and plumbing infrastructure. The building conveys vacant, providing immediate possession and operational control, while commercial zoning allows a broad range of uses subject to Borough approvals. Brewery production equipment, liquor license, and business assets associated with Perkiomen Valley Brewery are not included in the real estate sale but may be available separately through negotiation with qualified operators.
Key Highlights
- Corner freestanding commercial building on 1.29 acres with ~273 ft frontage on Walnut St and Gravel Pike (PA Route 29).
- Vacant property with two access points, substantial on‑site parking, and a retained drive‑thru lane.
- Total ~5,280 SF across two levels: ~2,780 SF customer‑facing taproom/bar area plus ~2,500 SF production, storage, and back‑of‑house space.
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
$54,007
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
7.06%
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%
$1,080,140
$1.1M
Cap Rate 7%
$771,529
$771.5K
Cap Rate 9%
$600,078
$600.1K
Market Conditions
NOI Build-Up for 5,280 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
$69.1K $13.08/SF
− Vacancy
−$5.5K −$1.05/SF
EGI
$63.5K $12.03/SF
− OpEx
−$9.5K −$1.81/SF
NOI
$54.0K $10.23/SF
Area
Montgomery County, PA
Vacancy
8.00%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
15.00%
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%
$1,080,140
Cap Rate 7%
$771,529
Cap Rate 9%
$600,078
Alternative Uses
Best Use
Warehouse
$771.5K
$675.1K – $900.1K
NOI $54,007 @ 7.0% cap · market cap 7.06%
Second Best
Industrial
$553.8K
$484.6K – $646.1K
NOI $38,764 @ 7.0% cap · market cap 5.07%
Theoretical Best
Specialty Retail
$3.04M
$2.66M – $3.54M
NOI $212,598 @ 7.0% cap · market cap 27.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Explore this area
Business Placement
Demographics for 18054, PA
4,615
Population
1,834
Households
2.5
Avg Household Size
46
Median Age
40%
College-Educated
94%
High-School Grad
16.9 sq mi
ZIP Area
273
Density / Sq Mi
$109,613
Median Household Income
$48,778
Median Earnings
$1,716
Median Rent
$408,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Corner freestanding building with a retained drive-thru lane and extensive production and customer buildout.
Where is this brewery located?
The property is located at 101 Walnut St Green Lane, PA.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: Corner freestanding commercial building on 1.29 acres with ~273 ft frontage on Walnut St and Gravel Pike (PA Route 29).; Vacant property with two access points, substantial on‑site parking, and a retained drive‑thru lane.; Total ~5,280 SF across two levels: ~2,780 SF customer‑facing taproom/bar area plus ~2,500 SF production, storage, and back‑of‑house space.
