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    Established Restaurant Business Opportunity Title is generated by Realmo AI

    13524 S Eagle Valley Road, Tyrone, PA 16686

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    Claim this Listing
    New
    For Sale
    $650,000

    COMMERCIAL - Tyrone, PA

    Property size:
    4,000 SF
    Lot size:
    0.83 Acres
    Price / SF:
    $162/SF
    Added:
    May 27, 2026
    Days on Market:
    2
    Last Refresh:
    May 28 at 4:06 am

    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
    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

    We can help!

    Listing Contact
    Brian Wilt
    Brian Wilt

    Listing agent Brian Wilt License #RS319711

    Listing office Perry Wellington Realty, LLC 1004 N Juniata Street, Duncansville, PA

    Listing date May 27, 2026

    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.

    HighLights

    • Established, Profitable Restaurant: Over 20 years of successful operation with a loyal customer base.
    • Turnkey Business Opportunity: Fully equipped and ready for immediate operation, including all equipment.
    • Prime Location: Excellent visibility and accessibility just off I‑99, convenient to State College and Altoona.
    • Diverse Menu: Serves breakfast, lunch, and dinner with popular items like handmade pizzas and firehouse cheesesteaks.
    • Inviting Atmosphere: Features a beautiful building, spacious lot, ample parking, and attractive patio seating.
    • Well‑Maintained Building: Built in 1960 with vinyl siding, shingle roof, central air, and propane forced air heating.

    Overview

    This is a rare business opportunity to acquire a family-owned and operated restaurant that has been a local gathering place for over 20 years. The restaurant is conveniently located just off I-99, offering easy access to both State College and Altoona. The property benefits from excellent visibility and accessibility. The restaurant is known for its freshly made food and wide variety menu, serving breakfast, lunch, and dinner. Customer favorites include handmade pizzas (including giant 30-inch pies), firehouse cheesesteaks, and ice cream treats. The inviting atmosphere includes a beautiful building, spacious lot, ample parking, and attractive patio seating. The property is situated on a 0.83-acre lot. The building size is 4,000 square feet. This fully equipped, turnkey operation includes all equipment, making it an outstanding opportunity for an owner-operator or investor ready to continue a successful and established business. The property is zoned commercial and is located in Tyrone, PA.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $447.5K
    NOI $40,275 @ 9.00% cap · cautious / downside scenario
    Moderate
    $575.4K
    NOI $40,275 @ 7.00% cap · market / base-case scenario
    Aggressive
    $805.5K
    NOI $40,275 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $60.0k $15.00
    − Vacancy −$6.3k −$1.58
    EGI $53.7k $13.43
    − OpEx −$13.4k −$3.36
    NOI $40.3k $10.07
    4,000 SF · lease $15.00/SF/yr · vacancy 10.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $575.4K
    $503.4K – $671.3K (±1% cap)
    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 (±1% cap)
    NOI $340,089 @ 7.0% cap · market cap 52.32%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Auto Parts Store Food Market Storage Facility (Bike/Boat/Book/etc) Store Plumbing Service Nursing Home Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tyrone
    County
    Blair
    State
    Pennsylvania
    Longitude
    -78.187979
    Latitude
    40.720585

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    • Contact for pricing

      Established Restaurant Business For Sale

      Turn-key restaurant, pizza, and ice cream business near Interstate 99.
      13524 South Eagle Valley Road, Tyrone, PA 16686
      View Details

    FAQs

    What type of property is this?
    Conventional restaurant - Thriving restaurant with excellent visibility and accessibility in Tyrone, PA.
    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: Established, Profitable Restaurant: Over 20 years of successful operation with a loyal customer base.; Turnkey Business Opportunity: Fully equipped and ready for immediate operation, including all equipment.; Prime Location: Excellent visibility and accessibility just off I‑99, convenient to State College and Altoona.
    (814) 502-6248
    We can help!
    Listing Contact
    Brian Wilt
    Brian Wilt
    Real Estate License ID: RS319711
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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