Restaurant with Full
For Sale
$550,000
1190 Sans Souci Pkwy, Hanover Township, PA 18706
Two dining rooms provide separate guest areas within a continuously operating restaurant property.
Property Size3,645 SF
Price / SF$150.89
Days on Market448
Property Features for 1190 Sans Souci Pkwy
General Information
Standard status
Active
Size
3,645 SF
Property subtype
Commercial
Additional Details
Liquor License
Yes
Building Details
Year Built
1993
Listing Agency:
Lewith & Freeman, Shavertown
(570) 696-0882
Listed By:
Maribeth Jones
Source:
Nepahousehunt
Added: Jun 9, 2025
Changed: Aug 29
Last Checked: Aug 29 at 4:50PM
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 Lewith & Freeman, Shavertown
Investment Insights
Based on property information with market context.
This conventional restaurant property includes 3,645 square feet with two separate dining areas and a full bar. A liquor license is included with the sale, supporting the existing restaurant configuration.
The property is located in Hanover Township, Pennsylvania, with an operating history dating to 1993. The stated year built is also 1993, providing a long-established physical and operating history for the restaurant use.
The property is located in Hanover Township, Pennsylvania, with an operating history dating to 1993. The stated year built is also 1993, providing a long-established physical and operating history for the restaurant use.
Key Highlights
- 3,645‑square‑foot conventional restaurant property
- Two separate dining areas
- Full bar with liquor license included
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
$39,284
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
7.14%
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%
$785,680
$785.7K
Cap Rate 7%
$561,200
$561.2K
Cap Rate 9%
$436,489
$436.5K
Market Conditions
NOI Build-Up for 3,645 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
$54.7K $15.00/SF
− Vacancy
−$2.3K −$0.63/SF
EGI
$52.4K $14.37/SF
− OpEx
−$13.1K −$3.59/SF
NOI
$39.3K $10.78/SF
Area
Luzerne County, PA
Vacancy
4.20%
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%
$785,680
Cap Rate 7%
$561,200
Cap Rate 9%
$436,489
Alternative Uses
Best Use
Specialty Retail
$561.2K
$491.1K – $654.7K
NOI $39,284 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.35M
NOI $80,832 @ 7.0% cap · market cap 14.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
16k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 40%
Groceries 34%
Dining 26%
Sunoco
Shops & Services
5,520 visits/mo
0.1 miles
Fine Wine & Good Spirits
Groceries
5,398 visits/mo
0.4 miles
Wingstreet
Dining
1,895 visits/mo
0.4 miles
SUBWAY
Dining
1,371 visits/mo
0.4 miles
Pizza Hut
Dining
922 visits/mo
0.4 miles
Demographics for 18706, PA
16,338
Population
7,675
Households
2.1
Avg Household Size
43
Median Age
20%
College-Educated
91%
High-School Grad
26.3 sq mi
ZIP Area
621
Density / Sq Mi
$57,546
Median Household Income
$38,381
Median Earnings
$883
Median Rent
$121,900
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 - Two dining rooms provide separate guest areas within a continuously operating restaurant property.
Where is this conventional restaurant located?
The property is located at 1190 Sans Souci Pkwy Hanover Township, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3,645‑square‑foot conventional restaurant property; Two separate dining areas; Full bar with liquor license included
