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    Restaurant with Residential Upper Level Title is generated by Realmo AI

    104 North 4th Street, Reading, PA 19601

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    For Sale
    $420,000

    First-floor fully equipped restaurant with residential capacity above, suited for mixed-use ownership and an owner-operator setup.

    Type:Multi-Family / Fee Simple
    Property size:
    2,968 SF
    Price / SF:
    $141/SF
    Added:
    May 31, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 6 at 4:20 am

    Property Features for 104 North 4th Street

    General Information

    Standard status
    Active
    Size
    2,968 SF
    Property subtype
    Multi-Family / Fee Simple

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Myriam Dorsainville

    Listing agent Myriam Dorsainville License #RS370059

    Listing office Coldwell Banker Realty

    Listing date May 31, 2026

    Source Compass

    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 Coldwell Banker Realty

    HighLights

    • First‑floor fully equipped restaurant with residential capacity above for mixed‑use living and business use
    • Includes appliances: gas oven/range and refrigerator
    • Interior features include eat‑in kitchen and tub/shower bathroom
    • 2+ access exits for accessibility and egress
    • Year built: 1900

    Overview

    This property is a mixed-use building featuring a fully equipped restaurant on the first floor, with substantial residential capacity above. The configuration supports food-service operations while retaining dedicated living space in the same structure.

    Located in Reading, the offering is described as benefiting from local foot traffic and easy accessibility. Public transportation is also nearby, with a bus stop located less than 1 mile from the property.

    For a tenant-buyer or owner-operator, the layout can support on-site restaurant use together with residential space overhead. It may also appeal to investors seeking a single building that combines income-generating food service with residential capacity, based on the property’s current configuration.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $41.7k $14.04
    − Vacancy −$2.3k −$0.77
    EGI $39.4k $13.27
    − OpEx −$9.8k −$3.32
    NOI $29.5k $9.95
    2,968 SF · lease $14.04/SF/yr · vacancy 5.50% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $421.9K
    $369.2K – $492.2K (±1% cap)
    NOI $29,534 @ 7.0% cap · market cap 7.03%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $487.2K
    $426.3K – $568.4K (±1% cap)
    NOI $34,106 @ 7.0% cap · market cap 8.12%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Melly's carribean Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Reading
    County
    Berks
    State
    Pennsylvania
    Longitude
    -75.9301066
    Latitude
    40.3372204

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    FAQs

    What type of property is this?
    Conventional restaurant - First-floor fully equipped restaurant with residential capacity above, suited for mixed-use ownership and an owner-operator setup.
    Where is this conventional restaurant located?
    The property is located at 104 North 4th Street Reading, PA.
    What is the asking price?
    The asking price for this property is $420,000.
    What are key features of this property?
    This property features: First‑floor fully equipped restaurant with residential capacity above for mixed‑use living and business use; Includes appliances: gas oven/range and refrigerator; Interior features include eat‑in kitchen and tub/shower bathroom
    (484) 721-0045
    We can help!
    Listing Contact
    Myriam Dorsainville
    Real Estate License ID: RS370059
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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