Mixed-Use Restaurant and
For Sale
Contact for pricing
1000 Cumberland St, Lebanon, PA 17042
For sale mixed-use property with a ground-floor restaurant and five fully occupied apartment units above.
Property Size9,842 SF
Price / SF$91.34
Days on Market1015
Property Features for 1000 Cumberland St
General Information
Standard status
Active
Size
9,842 SF
Property subtype
RETAIL
Additional Details
Multifamily Units
5
Building Details
Stories
2
Listing Agency:
TRUE Commercial Real Estate
(717) 850-8783
Listed By:
Darin R. Wolfe
(717) 669-1187
Source:
Moodyscre
Added: Dec 4, 2023
Changed: Sep 13
Last Checked: Sep 14 at 12:27PM
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 TRUE Commercial Real Estate
Investment Insights
Based on property information with market context.
This mixed-use investment property includes first-floor commercial restaurant space and five apartment units on the second floor. The restaurant features multiple dining areas and a bar area, supported by two separate entrances—one serving the dining area and a separate entry for the bar space.
The second floor provides five apartment units, which are fully occupied as of the publication date.
The owner states a liquor license is not currently in place, and that a liquor license is being sought and would convey separately. The restaurant is currently offered for lease, creating an owner-operator opportunity alongside existing residential unit cash flow.
The second floor provides five apartment units, which are fully occupied as of the publication date.
The owner states a liquor license is not currently in place, and that a liquor license is being sought and would convey separately. The restaurant is currently offered for lease, creating an owner-operator opportunity alongside existing residential unit cash flow.
Key Highlights
- Mixed‑use property with ground‑floor restaurant space and five apartment units on the second floor
- First‑floor restaurant currently offered for lease, with multiple dining areas and a bar area
- Restaurant layout includes two separate entrances: one to the dining area and a separate entry into the bar
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
$81,729
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
9.09%
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%
$1,634,580
$1.6M
Cap Rate 7%
$1,167,557
$1.2M
Cap Rate 9%
$908,100
$908.1K
Market Conditions
NOI Build-Up for 9,842 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
$159.4K $16.20/SF
− Vacancy
−$10.8K −$1.10/SF
EGI
$148.6K $15.10/SF
− OpEx
−$66.9K −$6.79/SF
NOI
$81.7K $8.30/SF
Area
Lebanon County, PA
Vacancy
6.80%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,634,580
Cap Rate 7%
$1,167,557
Cap Rate 9%
$908,100
Alternative Uses
Best Use
Specialty Retail
$1.60M
$1.40M – $1.86M
NOI $111,683 @ 7.0% cap · market cap 12.42%
Second Best
Apartment 5plus
$1.17M
$1.02M – $1.36M
NOI $81,729 @ 7.0% cap · market cap 9.09%
Theoretical Best
Office A
$2.31M
$2.02M – $2.70M
NOI $161,708 @ 7.0% cap · market cap 17.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,614
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 17042, PA
40,618
Population
17,067
Households
2.4
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
67.7 sq mi
ZIP Area
600
Density / Sq Mi
$76,399
Median Household Income
$45,429
Median Earnings
$1,096
Median Rent
$222,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - For sale mixed-use property with a ground-floor restaurant and five fully occupied apartment units above.
Where is this conventional restaurant located?
The property is located at 1000 Cumberland St Lebanon, PA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Mixed‑use property with ground‑floor restaurant space and five apartment units on the second floor; First‑floor restaurant currently offered for lease, with multiple dining areas and a bar area; Restaurant layout includes two separate entrances: one to the dining area and a separate entry into the bar
