Turn-Key Pizza and Sub
34 E 8th St Watsontown, PA 17777
For Sale
$219,000
Pending
Well-established pizza and sub shop offered fully equipped for dine-in or takeout.
Property Size1,928 SF
Days on Market569
Property Features for 34 E 8th St
General Information
Standard status
Pending
Size
1,928 SF
Listing Agency:
COLDWELL BANKER PENN ONE REAL ESTATE
(570) 337-4922
Listed By:
BARBARA D DIEHL
(570) 337-4922
Source:
Exprealty
Added: Jan 6, 2025
Changed: Jul 22
Last Checked: Jul 26 at 4:59PM
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 COLDWELL BANKER PENN ONE REAL ESTATE
Investment Insights
Based on property information with market context.
A longtime, family-run pizza and sub shop with more than 50 years of service is now available for sale at 34 E 8th St in Watsontown, PA. The operation is described as locally known for its pizza, subs, cheesesteaks, as well as bologna and chocolate cake. The space is presented as fully equipped and turn-key to support both dine-in and takeout.
The sellers are open to Lease to Own options in addition to the for-sale offering. This is a straightforward opportunity for a buyer who wants an established restaurant concept with the equipment in place for day-to-day operations.
The sellers are open to Lease to Own options in addition to the for-sale offering. This is a straightforward opportunity for a buyer who wants an established restaurant concept with the equipment in place for day-to-day operations.
Key Highlights
- Well‑established pizza and sub shop in the heart of Watsontown, PA
- Known for pizza, subs, cheesesteaks, bologna, and chocolate cake
- Fully equipped for dine‑in or takeout operations
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $27.1k | $14.04 |
| − Vacancy | −$2.8k | −$1.47 |
| EGI | $24.2k | $12.57 |
| − OpEx | −$6.1k | −$3.14 |
| NOI | $18.2k | $9.42 |
1,928 SF · lease $14.04/SF/yr · vacancy 10.50% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$259.6K
$227.1K – $302.8K
NOI $18,170 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.35M
$2.05M – $2.74M
NOI $164,218 @ 7.0% cap · market cap 74.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Well-established pizza and sub shop offered fully equipped for dine-in or takeout.
Where is this conventional restaurant located?
The property is located at 34 E 8th St Watsontown, PA.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Well‑established pizza and sub shop in the heart of Watsontown, PA; Known for pizza, subs, cheesesteaks, bologna, and chocolate cake; Fully equipped for dine‑in or takeout operations
