Second-Generation Restaurant & Event
For Sale
$1,495,000
1033 Paxton Dr, Bethel Park, PA 15102
Two-story 6,300 SF restaurant/bar with banquet and event space, with ample 50+ space parking at a signalized corner.
Property Size6,300 SF
Price / SF$237.30
Days on Market19
Property Features for 1033 Paxton Dr
General Information
Standard status
Active
Size
6,300 SF
Property subtype
Retail
Additional Details
Traffic Count
15,435 vehicles/day
Building Details
Stories
2
Listing Agency:
NAI Burns Scalo
(724) 986-8112
Listed By:
Michael Kamouyerou · License #RS340004
Source:
Naiglobal
Added: Jul 22
Changed: Jul 23
Last Checked: Aug 9 at 6:24AM
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 Burns Scalo
Investment Insights
Based on property information with market context.
Located at 1033 Paxton Dr in Bethel Park, this 6,300 SF, second-generation restaurant and banquet facility offers a turnkey hospitality and events configuration. The property includes 3,400 SF on the first floor and 3,000 SF on the second floor, with an established restaurant, bar, and banquet/event venue setup. The layout is described as flexible, supporting uses such as a restaurant, sports bar, banquet hall, event center, private club, brewery, or entertainment venue.
The building is positioned at a signalized corner of Library Road (Route 88) and Paxton Drive within a high-activity retail corridor. It is shadow-anchored by Bethel Park Shopping Center, including Walmart and Giant Eagle, and the property benefits from strong visibility and ample parking with 50+ spaces. Library Road (PA-88) is reported at 15,435 VPD, reinforcing the center’s accessibility and traffic exposure for dining and events.
The building is positioned at a signalized corner of Library Road (Route 88) and Paxton Drive within a high-activity retail corridor. It is shadow-anchored by Bethel Park Shopping Center, including Walmart and Giant Eagle, and the property benefits from strong visibility and ample parking with 50+ spaces. Library Road (PA-88) is reported at 15,435 VPD, reinforcing the center’s accessibility and traffic exposure for dining and events.
Key Highlights
- 6,300 SF two‑story restaurant, bar, and banquet/event facility at 1033 Paxton Drive in Bethel Park, PA
- 3,400 SF on the first floor and 3,000 SF on the second floor with an established restaurant/bar and banquet/event configuration
- Flexible layout suitable for uses such as restaurant, sports bar, banquet hall, event center, private club, brewery, or entertainment venue
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
$62,483
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
4.18%
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%
$1,249,660
$1.2M
Cap Rate 7%
$892,614
$892.6K
Cap Rate 9%
$694,256
$694.3K
Market Conditions
NOI Build-Up for 6,300 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
$87.7K $13.92/SF
− Vacancy
−$4.4K −$0.70/SF
EGI
$83.3K $13.22/SF
− OpEx
−$20.8K −$3.31/SF
NOI
$62.5K $9.92/SF
Area
Allegheny County, PA
Vacancy
5.00%
Lease Rate
$13.92 /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%
$1,249,660
Cap Rate 7%
$892,614
Cap Rate 9%
$694,256
Alternative Uses
Best Use
Specialty Retail
$892.6K
$781.0K – $1.04M
NOI $62,483 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,330 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15,435 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
86k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 40%
Groceries 8%
McDonald's
Dining
27,793 visits/mo
0.3 miles
Dollar Tree
Shops & Services
17,441 visits/mo
0.3 miles
BP
Shops & Services
13,462 visits/mo
0.4 miles
Crumbl Cookies
Dining
7,693 visits/mo
0.5 miles
Fine Wine & Good Spirits
Groceries
6,774 visits/mo
0.3 miles
Demographics for 15102, PA
30,548
Population
14,160
Households
2.2
Avg Household Size
47
Median Age
53%
College-Educated
98%
High-School Grad
10.6 sq mi
ZIP Area
2,882
Density / Sq Mi
$106,851
Median Household Income
$63,493
Median Earnings
$1,220
Median Rent
$260,700
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-story 6,300 SF restaurant/bar with banquet and event space, with ample 50+ space parking at a signalized corner.
Where is this conventional restaurant located?
The property is located at 1033 Paxton Dr Bethel Park, PA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 6,300 SF two‑story restaurant, bar, and banquet/event facility at 1033 Paxton Drive in Bethel Park, PA; 3,400 SF on the first floor and 3,000 SF on the second floor with an established restaurant/bar and banquet/event configuration; Flexible layout suitable for uses such as restaurant, sports bar, banquet hall, event center, private club, brewery, or entertainment venue
