Building Details

Building Size 5,518 SF

Year Built 1982

Listing Agency: NAI CIR | Lemoyne a***@naicir.com Show Phone

Listed By: Amber Corbo · License #AB069294 Show Phone

Source: Circommercial

Added: Nov 21, 2025 Changed: Aug 16 Last Checked: Aug 21 at 5:22AM

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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 NAI CIR | Lemoyne

Investment Insights

Based on property information with market context.

This is a 5,518 SF turnkey retail establishment that includes FF&E and an R-liquor license. Currently operating as a nightclub, the property offers possibilities for conversion to a full-service restaurant. The floor plan features a unique design of indoor and outdoor space suitable for dining, entertainment, and includes two bars. The space features remodeled bathrooms, a sound system, and a dining area. Located in East York, the property is easily accessible from Route 30 and Interstate 83 and is surrounded by national retailers and large residential neighborhoods. The sale includes the real estate and FF&E.

Key Highlights

• Turnkey 5,518 SF retail establishment including FF&E.
• Includes York County R‑Liquor license.
• Opportunity to continue operating as a nightclub or convert to a full‑service 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

$65,842

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

4.39%

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%

$1,316,840 $1.3M

Cap Rate 7%

$940,600 $940.6K

Cap Rate 9%

$731,578 $731.6K

Market Conditions

NOI Build-Up for 5,518 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

$99.3K $18.00/SF

− Vacancy

−$5.3K −$0.95/SF

EGI

$94.1K $17.05/SF

− OpEx

−$28.2K −$5.11/SF

NOI

$65.8K $11.93/SF

Area

York County, PA

Vacancy

5.30%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

30.00%

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%

$1,316,840

Cap Rate 7%

$940,600

Cap Rate 9%

$731,578

Alternative Uses

Best Use

Retail

$940.6K

$823.0K – $1.10M (±1% cap)

NOI $65,842 @ 7.0% cap · market cap 4.39%

Second Best

Specialty Retail

$490.5K

$429.2K – $572.2K (±1% cap)

NOI $34,332 @ 7.0% cap · market cap 2.29%

Theoretical Best

Office A

$1.60M

$1.40M – $1.86M (±1% cap)

NOI $111,836 @ 7.0% cap · market cap 7.46%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Banana Max Bar & Pub Ripped Rabbit Bar ... Bar & Pub

Suggested Use

Top Pick Building Supply Auto Repair Shop Parking Lot & Garage HVAC Service Kitchen & Bath Showroom Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

1,150

Businesses Nearby

318k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 40% Shops & Services 28% Home Improvements & Furnishings 19% Groceries 10%

Chick-fil-A Dining

55,454 visits/mo 0.3 miles

The Home Depot Home Improvements & Furnishings

41,035 visits/mo 0.4 miles

Weis Markets Groceries

31,806 visits/mo 0.3 miles

Petco Shops & Services

18,917 visits/mo 0.2 miles

Harbor Freight Tools Home Improvements & Furnishings

17,060 visits/mo 0.2 miles

Demographics for 17402, PA

36,978

Population

14,751

Households

2.5

Avg Household Size

43

Median Age

35%

College-Educated

91%

High-School Grad

18.7 sq mi

ZIP Area

1,977

Density / Sq Mi

$77,134

Median Household Income

$46,039

Median Earnings

$1,307

Median Rent

$247,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Sam's Club Cafe — 2801 E Market St, York, PA 17402
• Banana Max — 2650 Eastern Blvd, York, PA 17402
• Ripped Rabbit Bar & Grill — 2650 Eastern Blvd, East York, PA 17402
• Barracuda's Seafood Pub — 2256 Industrial Hwy, York, PA 17402
• D I A M O N D S — 2580 Eastern Blvd, York, PA 17402

Frequently Asked Questions

What type of property is this?

Bar & Pub - 5,518 SF retail property with FF&E and liquor license.

Where is this bar & pub located?

The property is located at 2650 Eastern Boulevard East York, PA.

What is the asking price?

The asking price for this property is $1,500,000.

What are key features of this property?

This property features: Turnkey 5,518 SF retail establishment including FF&E.; Includes York County R‑Liquor license.; Opportunity to continue operating as a nightclub or convert to a full‑service restaurant.