Freestanding NNN Restaurant
For Sale
Contact for pricing
1414 Indian Springs Rd, Indiana, PA 15701
Single-tenant restaurant asset with dedicated parking and a long-term absolute NNN lease.
Property Size5,115 SF
Price / SF$464.32
Days on Market181
Property Features for 1414 Indian Springs Rd
General Information
Standard status
Active
Size
5,115 SF
Property subtype
RETAIL
Listing Agency:
Landmark Commercial Realty
(717) 731-1990
Listed By:
Justin Shoemaker · License #RS225235L
Source:
Moodyscre
Added: Mar 3
Changed: Aug 31
Last Checked: Aug 31 at 2:46AM
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 Landmark Commercial Realty
Investment Insights
Based on property information with market context.
This 5,115-square-foot freestanding restaurant property is occupied by Ruby Tuesday and includes dedicated on-site parking. The asset is leased under an absolute NNN structure, with more than 13 years remaining and no landlord obligations identified in the lease terms.
The property occupies a signalized corner at 1414 Indian Springs Rd in Indiana, PA, along a major commercial corridor. Its setting is near Indiana University of Pennsylvania and other retail and service uses, with the corner configuration supporting access to the site. The combination of an established restaurant occupant, long lease term, and passive lease structure defines the property’s operating profile.
The property occupies a signalized corner at 1414 Indian Springs Rd in Indiana, PA, along a major commercial corridor. Its setting is near Indiana University of Pennsylvania and other retail and service uses, with the corner configuration supporting access to the site. The combination of an established restaurant occupant, long lease term, and passive lease structure defines the property’s operating profile.
Key Highlights
- 5,115‑square‑foot freestanding Ruby Tuesday restaurant
- Absolute NNN lease with more than 13 years remaining
- Dedicated on‑site parking
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
$110,130
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
4.64%
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%
$2,202,600
$2.2M
Cap Rate 7%
$1,573,286
$1.6M
Cap Rate 9%
$1,223,667
$1.2M
Market Conditions
NOI Build-Up for 5,115 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
$163.9K $32.04/SF
− Vacancy
−$17.0K −$3.33/SF
EGI
$146.8K $28.71/SF
− OpEx
−$36.7K −$7.18/SF
NOI
$110.1K $21.53/SF
Area
Indiana County, PA
Vacancy
10.40%
Lease Rate
$32.04 /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%
$2,202,600
Cap Rate 7%
$1,573,286
Cap Rate 9%
$1,223,667
Alternative Uses
Best Use
Specialty Retail
$1.57M
$1.38M – $1.84M
NOI $110,130 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,430 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
525
Businesses Nearby
321k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 33%
Apparel 21%
Groceries 16%
Dining 11%
Walmart
Superstores
105,537 visits/mo
0.5 miles
Aldi
Groceries
39,752 visits/mo
0.3 miles
Dunham's Sports
Apparel
30,810 visits/mo
0.3 miles
Michaels
Shops & Services
19,760 visits/mo
0.5 miles
Kohl's
Apparel
19,330 visits/mo
0.2 miles
Demographics for 15701, PA
30,269
Population
15,695
Households
1.9
Avg Household Size
40
Median Age
41%
College-Educated
95%
High-School Grad
112.2 sq mi
ZIP Area
270
Density / Sq Mi
$56,538
Median Household Income
$30,760
Median Earnings
$799
Median Rent
$175,100
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?
NNN property - Single-tenant restaurant asset with dedicated parking and a long-term absolute NNN lease.
Where is this nnn property located?
The property is located at 1414 Indian Springs Rd Indiana, PA.
What is the asking price?
The asking price for this property is $2,375,000.
What are key features of this property?
This property features: 5,115‑square‑foot freestanding Ruby Tuesday restaurant; Absolute NNN lease with more than 13 years remaining; Dedicated on‑site parking
