Building Details

Year built 1990

Listing Agency: Berkshire Hathaway HomeServices Hodrick Realty - Wellsboro Show Phone

Listed By: Carol Hoke Show Phone

Added: Jul 3 Changed: Sep 7 Last Checked: Sep 20 at 10:06PM

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MLS# 31727748

Copyright © 2026 Northern Mountains of Pennsylvania MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This established bar and restaurant occupies a 2,400-square-foot building constructed in 1990 on 3.37 acres. The layout includes a service bar, walk-in cooler, food preparation area, commercial kitchen, dining room, and pool room with additional dining space. Sale components include the liquor license, inventory, tables, chairs, and kitchen equipment.

The property is located at 13239 Route 14 along Lycoming Creek in Roaring Branch, Pennsylvania. A large, level parking area includes handicapped parking, while the restrooms and dining areas are ADA compliant. The website and branding may transfer if the purchaser keeps the existing business name. Marked personal items are excluded from the sale.

Key Highlights

• Established bar and restaurant on 3.37 acres
• 2,400‑square‑foot building constructed in 1990
• Liquor license, inventory, furniture, and commercial kitchen equipment included

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

$19,719

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

6.92%

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%

$394,380 $394.4K

Cap Rate 7%

$281,700 $281.7K

Cap Rate 9%

$219,100 $219.1K

Market Conditions

NOI Build-Up for 2,400 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

$29.4K $12.24/SF

− Vacancy

−$3.1K −$1.29/SF

EGI

$26.3K $10.95/SF

− OpEx

−$6.6K −$2.74/SF

NOI

$19.7K $8.22/SF

Area

Tioga County, PA

Vacancy

10.50%

Lease Rate

$12.24 /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%

$394,380

Cap Rate 7%

$281,700

Cap Rate 9%

$219,100

Alternative Uses

Best Use

Specialty Retail

$281.7K

$246.5K – $328.7K (±1% cap)

NOI $19,719 @ 7.0% cap · market cap 6.92%

Second Best

Industrial

$200.1K

$175.1K – $233.4K (±1% cap)

NOI $14,004 @ 7.0% cap · market cap 4.91%

Theoretical Best

Healthcare Medical

$408.8K

$357.7K – $477.0K (±1% cap)

NOI $28,618 @ 7.0% cap · market cap 10.04%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Bars & Pubs

Suggested Use

Top Pick Plumbing Service Building Supply Butcher Kitchen & Bath Showroom Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 17765, PA

1,134

Population

655

Households

1.7

Avg Household Size

45

Median Age

8%

College-Educated

89%

High-School Grad

91.2 sq mi

ZIP Area

12

Density / Sq Mi

$79,167

Median Household Income

$34,565

Median Earnings

$204,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bar & Pub - Operational hospitality property with a liquor license, commercial kitchen, dining areas, and pool room.

Where is this bar & pub located?

The property is located at 13239 Route 14 Roaring Branch, PA.

What is the asking price?

The asking price for this property is $285,000.

What are key features of this property?

This property features: Established bar and restaurant on 3.37 acres; 2,400‑square‑foot building constructed in 1990; Liquor license, inventory, furniture, and commercial kitchen equipment included