Turnkey Pizza Shop
For Sale
$250,000
40 E State St, Media, PA 19063
Established downtown pizza shop with operational systems and training for immediate revenue.
Property Size1,200 SF
Price / SF$208.33
Days on Market93
Property Features for 40 E State St
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Building Details
Year Built
1950
Listing Agency:
BHHS Fox&Roach-Newtown Square
Listed By:
Kristine McKee
(484) 432-3578
Source:
Kandorre
Added: Jun 2
Changed: Aug 23
Last Checked: Sep 1 at 9:00PM
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 BHHS Fox&Roach-Newtown Square
Investment Insights
Based on property information with market context.
This established pizza shop is offered as a true turnkey opportunity, designed to support efficient, consistent service. Approximately 1,200 square feet of thoughtfully arranged space supports streamlined operations and strong day-to-day volume. The business is fully operational with proven systems already in place, positioned for immediate revenue rather than a start-up buildout. Structured training is included to help ensure a smooth transition for the next operator, adding to the practicality of taking over the business.
Located in the heart of downtown Media at 40 E State St, the offering is supported by a loyal customer base and an established presence. The space is noted as having a favorable lease of $3,100 per month, which may help prospective operators underwrite the day-to-day cost structure more predictably.
For the right buyer, this is a strategic acquisition aimed at maintaining continuity while offering room to enhance and expand under new ownership. It suits buyers looking for a dependable income stream with operational support already built into the offering, and for investors or owner-operators who want to enter the restaurant business with a business that is already functioning and supported by training. Appointments are required; serious inquiries only.
Located in the heart of downtown Media at 40 E State St, the offering is supported by a loyal customer base and an established presence. The space is noted as having a favorable lease of $3,100 per month, which may help prospective operators underwrite the day-to-day cost structure more predictably.
For the right buyer, this is a strategic acquisition aimed at maintaining continuity while offering room to enhance and expand under new ownership. It suits buyers looking for a dependable income stream with operational support already built into the offering, and for investors or owner-operators who want to enter the restaurant business with a business that is already functioning and supported by training. Appointments are required; serious inquiries only.
Key Highlights
- Established downtown Media pizza shop with operational systems in place
- Approx. 1,200 SF retail space for pizza operations
- Lease rent is $3,100 per month
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
$15,422
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
6.17%
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%
$308,440
$308.4K
Cap Rate 7%
$220,314
$220.3K
Cap Rate 9%
$171,356
$171.4K
Market Conditions
NOI Build-Up for 1,200 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
$21.6K $18.00/SF
− Vacancy
−$1.0K −$0.86/SF
EGI
$20.6K $17.14/SF
− OpEx
−$5.1K −$4.28/SF
NOI
$15.4K $12.85/SF
Area
Delaware County, PA
Vacancy
4.80%
Lease Rate
$18.00 /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%
$308,440
Cap Rate 7%
$220,314
Cap Rate 9%
$171,356
Alternative Uses
Best Use
Specialty Retail
$220.3K
$192.8K – $257.0K
NOI $15,422 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$363.8K
$318.4K – $424.5K
NOI $25,468 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,495
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19063, PA
38,338
Population
16,128
Households
2.4
Avg Household Size
46
Median Age
60%
College-Educated
97%
High-School Grad
25.1 sq mi
ZIP Area
1,527
Density / Sq Mi
$121,899
Median Household Income
$70,147
Median Earnings
$1,623
Median Rent
$505,500
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 - Established downtown pizza shop with operational systems and training for immediate revenue.
Where is this conventional restaurant located?
The property is located at 40 E State St Media, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Established downtown Media pizza shop with operational systems in place; Approx. 1,200 SF retail space for pizza operations; Lease rent is $3,100 per month
