Move-In-Ready Multi-Concept
For Sale
$429,000
11 Pennsylvania Avenue, Pen Argyl, PA 18072
Move-in-ready restaurant space set up for two concepts, with seating for 90+ guests and a spacious, equipped kitchen.
Property Size2,523 SF
Days on Market60
Property Features for 11 Pennsylvania Avenue
General Information
Standard status
Active
Size
2,523 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,414
Building Details
Building Size
2,523 SF
Year Built
1950
Listing Agency:
Howard Hanna TheFrederickGroup
Listed By:
Marina Gabunia · License #PA347078
(610) 398-0411
Source:
Bhhspaulfordrealtors
Added: Jul 13
Changed: Sep 4
Last Checked: Sep 10 at 5:58AM
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 Howard Hanna TheFrederickGroup
Investment Insights
Based on property information with market context.
This move-in-ready restaurant property has undergone many updates and is currently arranged as two established concepts, with an Italian restaurant on one side and an Indian grill on the other. The layout includes seating for 90+ guests and a spacious, well-equipped kitchen designed to support day-to-day operations.
Located on a high-visibility main road at 11 W Pennsylvania Ave, Pen Argyl Boro, PA 18072, the space is intended to provide flexibility for different operating models, including running the concepts separately, combining them into a larger dining experience, or converting part of the space to a market or specialty concept. Options for takeout, dine-in, or a hybrid format are suggested by the current configuration and kitchen setup.
Serious inquiries require an NDA. Please call the listing agent for details and to schedule a showing.
Located on a high-visibility main road at 11 W Pennsylvania Ave, Pen Argyl Boro, PA 18072, the space is intended to provide flexibility for different operating models, including running the concepts separately, combining them into a larger dining experience, or converting part of the space to a market or specialty concept. Options for takeout, dine-in, or a hybrid format are suggested by the current configuration and kitchen setup.
Serious inquiries require an NDA. Please call the listing agent for details and to schedule a showing.
Key Highlights
- Restaurant space built in 1950 with many updates and move‑in‑ready setup
- Currently configured as two established concepts: an Italian restaurant and an Indian grill
- Seats 90+ guests, with a spacious, well‑equipped kitchen
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
$26,170
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
6.10%
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%
$523,400
$523.4K
Cap Rate 7%
$373,857
$373.9K
Cap Rate 9%
$290,778
$290.8K
Market Conditions
NOI Build-Up for 2,523 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
$37.8K $15.00/SF
− Vacancy
−$3.0K −$1.17/SF
EGI
$34.9K $13.83/SF
− OpEx
−$8.7K −$3.46/SF
NOI
$26.2K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$523,400
Cap Rate 7%
$373,857
Cap Rate 9%
$290,778
Alternative Uses
Best Use
Specialty Retail
$373.9K
$327.1K – $436.2K
NOI $26,170 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$478.5K
$418.7K – $558.3K
NOI $33,497 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
8k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Beauty & Spa 9%
Turkey Hill Minit Market
Shops & Services
6,863 visits/mo
0.3 miles
Holiday Hair
Beauty & Spa
673 visits/mo
0.2 miles
Demographics for 18072, PA
6,734
Population
2,779
Households
2.4
Avg Household Size
43
Median Age
23%
College-Educated
87%
High-School Grad
14.9 sq mi
ZIP Area
452
Density / Sq Mi
$79,067
Median Household Income
$41,056
Median Earnings
$1,525
Median Rent
$244,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Move-in-ready restaurant space set up for two concepts, with seating for 90+ guests and a spacious, equipped kitchen.
Where is this conventional restaurant located?
The property is located at 11 Pennsylvania Avenue Pen Argyl, PA.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: Restaurant space built in 1950 with many updates and move‑in‑ready setup; Currently configured as two established concepts: an Italian restaurant and an Indian grill; Seats 90+ guests, with a spacious, well‑equipped kitchen
