Turnkey Restaurant and
For Sale
$1,170,000
3749 Midvale Avenue, Philadelphia, PA 19129
Two-story restaurant and bar with commercial kitchen, indoor and patio seating, and recently renovated building systems.
Property Size4,550 SF
Days on Market104
Property Features for 3749 Midvale Avenue
General Information
Standard status
Active
Size
4,550 SF
Property subtype
Retail
Restaurant
Commercial Hood
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Highway Access
Yes
Building Details
Building Size
4,550 SF
Stories
2
Listing Agency:
Mallin Panchelli Nadel Realty Inc
(267) 546-1718
Listed By:
Nadia Bilynsky · License #RS311101
Source:
Mpnrealty
Added: May 18
Changed: Aug 26
Last Checked: Aug 29 at 7:07AM
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 Mallin Panchelli Nadel Realty Inc
Investment Insights
Based on property information with market context.
This two-story restaurant and bar includes a full commercial kitchen, 66 seats inside, and 16 seats on an outdoor patio. The offering is described as turnkey, including the real estate and liquor license. Recent renovations in the past couple of years included new electrical, plumbing, and mechanical systems, supporting a ready-to-operate setup.
The property is located at 3749-51 Midvale Ave in East Falls, with approximately 38’ of frontage on Midvale Ave for prominent street-level exposure. The remarks note easy access to Center City via Kelly Drive and to the Main Line via I-76.
As presented, the space is configured for restaurant/bar service with both interior and outdoor seating, and it may allow for additional interior and exterior seats as potential improvements.
The property is located at 3749-51 Midvale Ave in East Falls, with approximately 38’ of frontage on Midvale Ave for prominent street-level exposure. The remarks note easy access to Center City via Kelly Drive and to the Main Line via I-76.
As presented, the space is configured for restaurant/bar service with both interior and outdoor seating, and it may allow for additional interior and exterior seats as potential improvements.
Key Highlights
- For sale: 3749‑51 Midvale Ave. includes the Black Squirrel Restaurant and Bar real estate and liquor license
- 2‑story restaurant and bar with full commercial kitchen plus 66 indoor seats
- Outdoor patio seating with 16 seats, with potential to add more interior and exterior seats
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
$65,930
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
5.64%
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%
$1,318,600
$1.3M
Cap Rate 7%
$941,857
$941.9K
Cap Rate 9%
$732,556
$732.6K
Market Conditions
NOI Build-Up for 4,550 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
$95.6K $21.00/SF
− Vacancy
−$7.6K −$1.68/SF
EGI
$87.9K $19.32/SF
− OpEx
−$22.0K −$4.83/SF
NOI
$65.9K $14.49/SF
Area
Philadelphia, PA
Vacancy
8.00%
Lease Rate
$21.00 /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%
$1,318,600
Cap Rate 7%
$941,857
Cap Rate 9%
$732,556
Alternative Uses
Best Use
Specialty Retail
$941.9K
$824.1K – $1.10M
NOI $65,930 @ 7.0% cap · market cap 5.64%
Second Best
Industrial
$477.2K
$417.6K – $556.7K
NOI $33,404 @ 7.0% cap · market cap 2.86%
Theoretical Best
Multifamily LT 5
$1.11M
$970.6K – $1.29M
NOI $77,645 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Commercial hood
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
48k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Dining 32%
Sunoco
Shops & Services
23,998 visits/mo
0.1 miles
Dunkin' Donuts
Dining
15,537 visits/mo
0.1 miles
7-Eleven
Shops & Services
6,905 visits/mo
0.1 miles
Truist
Shops & Services
1,423 visits/mo
0.3 miles
Demographics for 19129, PA
11,437
Population
6,228
Households
1.8
Avg Household Size
35
Median Age
60%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
5,446
Density / Sq Mi
$77,225
Median Household Income
$58,576
Median Earnings
$1,471
Median Rent
$297,400
Median Home Value
Market
Vacancy Rate% for Retail in Philadelphia, PA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Two-story restaurant and bar with commercial kitchen, indoor and patio seating, and recently renovated building systems.
Where is this conventional restaurant located?
The property is located at 3749 Midvale Avenue Philadelphia, PA.
What is the asking price?
The asking price for this property is $1,170,000.
What are key features of this property?
This property features: For sale: 3749‑51 Midvale Ave. includes the Black Squirrel Restaurant and Bar real estate and liquor license; 2‑story restaurant and bar with full commercial kitchen plus 66 indoor seats; Outdoor patio seating with 16 seats, with potential to add more interior and exterior seats
