Turnkey Winery, Brewery, and Event
For Sale
Contact for pricing
105 Carroll Rd, Sunbury, PA 17801
Picturesque winery with restaurant, event space, and rental homes.
Property Size12,571 SF
Lot Size48.00 Acres
Price / SF$350.01
Days on Market196
Property Features for 105 Carroll Rd
General Information
Standard status
Active
Size
12,571 SF
Lot size
48.00 Acres
Property subtype
Hospitality, Business for Sale
Zoning
AG
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Renovated
2001
Buildings
5
Stories
2
Units
4
Listing Agency:
Bowen Real Estate Agency
(570) 526-4016
Listed By:
Kristine Horten · License #AB069369
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 17 at 6:09AM
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 Bowen Real Estate Agency
Investment Insights
Based on property information with market context.
This unique property, set on 48 acres with approximately 7 acres of established vineyards, presents a rare opportunity to acquire a destination winery. The property includes a restaurant built in 2019, designed for operational efficiency and guest experiences. The venue features expansive event space, a dedicated concert stage, and multiple outbuildings, making it suitable for weddings, live music, private events, and large gatherings. The sale includes the operating business and all business-related assets, including brewery and winemaking equipment, a liquor license, and an established hard soda line. The property is designed for multiple revenue streams, combining winery, brewery, restaurant, and entertainment uses. Additionally, the estate offers two residences: one owner-occupied and the other operating as a successful Airbnb rental, complete with a swimming pool. This setup is ideal for on-site living or generating additional income through short-term rentals. The property size is 12571 square feet.
Key Highlights
- Established winery and brewery with operating business, including equipment and liquor license, for immediate revenue generation.
- 48‑acre property featuring 7 acres of vineyards, a state‑of‑the‑art restaurant (built in 2019), and expansive event space.
- Proven destination for weddings, live music, and large‑scale events, highlighted by a dedicated concert stage.
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
$165,522
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
3.76%
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%
$3,310,440
$3.3M
Cap Rate 7%
$2,364,600
$2.4M
Cap Rate 9%
$1,839,133
$1.8M
Market Conditions
NOI Build-Up for 12,571 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
$414.8K $33.00/SF
− Vacancy
−$66.4K −$5.28/SF
EGI
$348.5K $27.72/SF
− OpEx
−$182.9K −$14.55/SF
NOI
$165.5K $13.17/SF
Area
Northumberland County, PA
Vacancy
16.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,310,440
Cap Rate 7%
$2,364,600
Cap Rate 9%
$1,839,133
Alternative Uses
Best Use
Hotel Hospitality
$2.36M
$2.07M – $2.76M
NOI $165,522 @ 7.0% cap · market cap 3.76%
Second Best
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,474 @ 7.0% cap · market cap 2.69%
Theoretical Best
Warehouse
$15.30M
$13.38M – $17.85M
NOI $1,070,740 @ 7.0% cap · market cap 24.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 17801, PA
16,332
Population
7,519
Households
2.2
Avg Household Size
43
Median Age
16%
College-Educated
91%
High-School Grad
66.1 sq mi
ZIP Area
247
Density / Sq Mi
$57,341
Median Household Income
$36,724
Median Earnings
$733
Median Rent
$140,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Vineyard - Picturesque winery with restaurant, event space, and rental homes.
Where is this vineyard located?
The property is located at 105 Carroll Rd Sunbury, PA.
What is the asking price?
The asking price for this property is $4,400,000.
What are key features of this property?
This property features: Established winery and brewery with operating business, including equipment and liquor license, for immediate revenue generation.; 48‑acre property featuring 7 acres of vineyards, a state‑of‑the‑art restaurant (built in 2019), and expansive event space.; Proven destination for weddings, live music, and large‑scale events, highlighted by a dedicated concert stage.
