Mixed-Use Property with Guest
For Sale
$450,000
4 Baldy Hill Rd, Boyertown, PA 19512
Existing restaurant improvements include indoor and outdoor seating, bars, and bathroom facilities.
Property Size5,000 SF
Price / SF$90
Days on Market41
Property Features for 4 Baldy Hill Rd
General Information
Standard status
Active
Size
5,000 SF
Additional Details
Patio
Yes
Building Details
Year Built
1850
Buildings
2
Listing Agency:
Coldwell Banker Realty
(610) 373-9900
Listed By:
Samuel G Kalbach
Source:
Soldbypattie
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 25 at 5:29AM
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 Realty
Investment Insights
Based on property information with market context.
This mixed-use property includes restaurant improvements with interior seating, an indoor bar, outdoor seating, an additional bar, and bathroom facilities. The configuration supports continued restaurant use and provides features identified for wedding-venue operations in both indoor and outdoor settings.
The second floor contains three single bedrooms and a shared full bathroom. A separate two-bedroom house is also located on the property and can serve as rental housing or additional guest accommodations. Remaining second-floor space is identified as having potential for two full rental units. The property’s documented prior uses include a general store, tavern, post office, hotel, and coal and feed business.
The second floor contains three single bedrooms and a shared full bathroom. A separate two-bedroom house is also located on the property and can serve as rental housing or additional guest accommodations. Remaining second-floor space is identified as having potential for two full rental units. The property’s documented prior uses include a general store, tavern, post office, hotel, and coal and feed business.
Key Highlights
- Restaurant improvements include indoor and outdoor seating, two bar areas, and bathroom facilities
- Second floor includes three single bedrooms and a shared full bathroom
- Separate two‑bedroom house provides rental or guest‑accommodation potential
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
$30,281
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
6.73%
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%
$605,620
$605.6K
Cap Rate 7%
$432,586
$432.6K
Cap Rate 9%
$336,456
$336.5K
Market Conditions
NOI Build-Up for 5,000 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
$75.0K $15.00/SF
− Vacancy
−$11.3K −$2.25/SF
EGI
$63.8K $12.75/SF
− OpEx
−$33.5K −$6.69/SF
NOI
$30.3K $6.06/SF
Area
Berks County, PA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$605,620
Cap Rate 7%
$432,586
Cap Rate 9%
$336,456
Alternative Uses
Best Use
Specialty Retail
$710.8K
$621.9K – $829.2K
NOI $49,754 @ 7.0% cap · market cap 11.06%
Second Best
Mixed Use
$707.1K
$618.8K – $825.0K
NOI $49,500 @ 7.0% cap · market cap 11.00%
Theoretical Best
Office A
$820.8K
$718.2K – $957.6K
NOI $57,456 @ 7.0% cap · market cap 12.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 19512, PA
16,928
Population
6,726
Households
2.5
Avg Household Size
46
Median Age
23%
College-Educated
91%
High-School Grad
43.3 sq mi
ZIP Area
391
Density / Sq Mi
$76,036
Median Household Income
$49,954
Median Earnings
$1,146
Median Rent
$247,500
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?
Mixed-use property - Existing restaurant improvements include indoor and outdoor seating, bars, and bathroom facilities.
Where is this mixed-use property located?
The property is located at 4 Baldy Hill Rd Boyertown, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Restaurant improvements include indoor and outdoor seating, two bar areas, and bathroom facilities; Second floor includes three single bedrooms and a shared full bathroom; Separate two‑bedroom house provides rental or guest‑accommodation potential
