Restaurant with Patio
For Sale
$650,000
13524 S Eagle Valley Road, Tyrone, PA 16686
Commercial Sale, Tyrone, PA
Property Size4,000 SF
Lot Size0.83 Acres
Price / SF$162.50
Days on Market95
Property Features for 13524 S Eagle Valley Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Exterior features
Awning(s), Rain Gutters
Lot features
Level, Level
Elementary school district
Tyrone
Middle school district
Tyrone
High school district
Tyrone
Subdivision
Snyder Township
Standard status
Active
APN
19-5-31
Size
4,000 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Annual Amount
4064
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Propane (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Building materials
Vinyl Siding
Roof type
Shingle
Listing Agency:
Perry Wellington Realty, LLC
(814) 695-5323
Listed By:
Brian Wilt · License #RS319711
(814) 502-6248
Added: May 27
Changed: Aug 28
Last Checked: Aug 29 at 6:06PM
MLS# 80233
Copyright © 2026 Allegheny Highland Association of Realtors. 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 4,000-square-foot restaurant property sits on 0.83 acres in Tyrone and includes a fully equipped food-service operation. The business has operated under family ownership for more than 20 years and serves breakfast, lunch, and dinner, with pizza, cheesesteaks, and ice cream among its offerings. The site also provides patio seating and on-site parking.
Built in 1960, the building has vinyl siding, a shingle roof, central air, and forced-air propane heat. Public water and public sewer serve the property. Its address on S Eagle Valley Road places it just off I-99, with access to both State College and Altoona. The sale includes the restaurant equipment.
Built in 1960, the building has vinyl siding, a shingle roof, central air, and forced-air propane heat. Public water and public sewer serve the property. Its address on S Eagle Valley Road places it just off I-99, with access to both State College and Altoona. The sale includes the restaurant equipment.
Key Highlights
- 4,000‑square‑foot restaurant building on 0.83 acres
- Family‑owned and operated for over 20 years
- Fully equipped operation with all 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
$40,275
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
6.20%
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%
$805,500
$805.5K
Cap Rate 7%
$575,357
$575.4K
Cap Rate 9%
$447,500
$447.5K
Market Conditions
NOI Build-Up for 4,000 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
$60.0K $15.00/SF
− Vacancy
−$6.3K −$1.58/SF
EGI
$53.7K $13.43/SF
− OpEx
−$13.4K −$3.36/SF
NOI
$40.3K $10.07/SF
Area
Blair County, PA
Vacancy
10.50%
Lease Rate
$15.00 /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%
$805,500
Cap Rate 7%
$575,357
Cap Rate 9%
$447,500
Alternative Uses
Best Use
Specialty Retail
$575.4K
$503.4K – $671.3K
NOI $40,275 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.86M
$4.25M – $5.67M
NOI $340,089 @ 7.0% cap · market cap 52.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16686, PA
13,861
Population
5,919
Households
2.3
Avg Household Size
44
Median Age
20%
College-Educated
92%
High-School Grad
146.9 sq mi
ZIP Area
94
Density / Sq Mi
$65,641
Median Household Income
$37,422
Median Earnings
$806
Median Rent
$166,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully equipped food-service property serving breakfast, lunch, and dinner near I-99 in Tyrone.
Where is this conventional restaurant located?
The property is located at 13524 S Eagle Valley Road Tyrone, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,000‑square‑foot restaurant building on 0.83 acres; Family‑owned and operated for over 20 years; Fully equipped operation with all equipment included
