Operating Restaurant
For Sale
$1,100,000
11142 Highline Drive, Meadville, PA 16335
CommercialSale, Meadville, PA
Property Size6,000 SF
Lot Size1.91 Acres
Price / SF$183.33
Days on Market53
Property Features for 11142 Highline Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com
Zoning description
Com
Parking
75
Directions
I-79 to Conneaut Lake Rd to south on Perry Hwy and right on Highline Dr
Subdivision
Vernon Twp
Standard status
Active
Lot size
1.91 Acres
Taxes and HOA fees
Tax Annual Amount
9806
Building Details
Year built
2005
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(724) 776-2900
Listed By:
Lucy Wann
(724) 776-2900
Added: Jul 6
Changed: Aug 26
Last Checked: Aug 27 at 6:06AM
MLS# 1763455
Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property includes a 6,000-square-foot restaurant building constructed in 2005 on a 1.91-acre site. The building is currently operating as a restaurant, while the sale offering is for the real estate without the restaurant operation or equipment.
Commercial zoning is identified as Com. The existing improvements may be remodeled for retail, medical, or office use, providing several documented reuse options. The property is located at 11142 Highline Drive in Meadville, Pennsylvania, with access to I-79 described as just minutes away. Its position is noted between Erie, Cleveland, Akron, and Youngstown, and north of Pittsburgh.
Commercial zoning is identified as Com. The existing improvements may be remodeled for retail, medical, or office use, providing several documented reuse options. The property is located at 11142 Highline Drive in Meadville, Pennsylvania, with access to I-79 described as just minutes away. Its position is noted between Erie, Cleveland, Akron, and Youngstown, and north of Pittsburgh.
Key Highlights
- 6,000‑square‑foot restaurant building constructed in 2005
- 1.91‑acre commercial property
- Currently operating as a restaurant
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
$93,548
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
8.50%
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%
$1,870,960
$1.9M
Cap Rate 7%
$1,336,400
$1.3M
Cap Rate 9%
$1,039,422
$1.0M
Market Conditions
NOI Build-Up for 6,000 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
$139.0K $23.16/SF
− Vacancy
−$14.2K −$2.37/SF
EGI
$124.7K $20.79/SF
− OpEx
−$31.2K −$5.20/SF
NOI
$93.5K $15.59/SF
Area
Crawford County, PA
Vacancy
10.24%
Lease Rate
$23.16 /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%
$1,870,960
Cap Rate 7%
$1,336,400
Cap Rate 9%
$1,039,422
Alternative Uses
Best Use
Specialty Retail
$1.34M
$1.17M – $1.56M
NOI $93,548 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,198 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
158k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 33%
Apparel 28%
Groceries 14%
Home Improvements & Furnishings 9%
T.J. Maxx
Apparel
41,664 visits/mo
0.3 miles
Aldi
Groceries
22,819 visits/mo
0.2 miles
McDonald's
Dining
22,650 visits/mo
0.3 miles
Burger King
Dining
14,986 visits/mo
0.2 miles
Family Farm & Home
Home Improvements & Furnishings
11,838 visits/mo
0.4 miles
Demographics for 16335, PA
27,452
Population
12,547
Households
2.2
Avg Household Size
43
Median Age
26%
College-Educated
94%
High-School Grad
114.5 sq mi
ZIP Area
240
Density / Sq Mi
$58,531
Median Household Income
$32,692
Median Earnings
$892
Median Rent
$149,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercially zoned property with an existing restaurant building and potential for retail, medical, or office conversion.
Where is this conventional restaurant located?
The property is located at 11142 Highline Drive Meadville, PA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 6,000‑square‑foot restaurant building constructed in 2005; 1.91‑acre commercial property; Currently operating as a restaurant
