Hospitality Property with Restaurant and
For Sale
$1,200,000
1535 Port Matilda Hwy, Philipsburg, PA 16866
A 16-room motel with an on-site restaurant featuring two bars and multiple dining areas, plus ample guest parking.
Property Size12,568 SF
Price / SF$95.48
Days on Market51
Property Features for 1535 Port Matilda Hwy
General Information
Standard status
Active
Size
12,568 SF
Building Details
Year Built
1957
Listing Agency:
Ryen Realty LLC
Listed By:
Wanda Ryen
(814) 343-6371
Source:
Kandorre
Added: Jul 20
Changed: Sep 7
Last Checked: Sep 7 at 11:09AM
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 Ryen Realty LLC
Investment Insights
Based on property information with market context.
The We Are Inn is a hospitality property offering 16 motel rooms, each with a king-size bed, private bath, mini refrigerator, cable TV, WiFi, and an in-room desk and dinette setup. The property also includes a restaurant area with two bars and three distinct dining rooms, with both indoor and outdoor seating options. Guest restroom access includes four restrooms, and staff have a dedicated employee restroom, supporting day-to-day operation for lodging and food service.
The inn sits on a 1.38-acre parcel with ample parking, including 48 spaces at the front and 36 spaces in the rear. The property is conveniently located across from Cold Stream Dam and Park, along the Rails to Trails path, and within minutes of Black Moshannon State Park and Happy Valley.
In addition to lodging and dining, the site includes an on-site ice cream shop.
The inn sits on a 1.38-acre parcel with ample parking, including 48 spaces at the front and 36 spaces in the rear. The property is conveniently located across from Cold Stream Dam and Park, along the Rails to Trails path, and within minutes of Black Moshannon State Park and Happy Valley.
In addition to lodging and dining, the site includes an on-site ice cream shop.
Key Highlights
- 1957‑built 16‑room motel with private baths in each room
- Guest amenities include mini refrigerator, cable TV, WiFi, and a desk with ottoman and roll‑out dinette table
- On‑site restaurant with two bars and three dining rooms, with indoor and outdoor seating
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
$76,115
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
6.34%
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%
$1,522,300
$1.5M
Cap Rate 7%
$1,087,357
$1.1M
Cap Rate 9%
$845,722
$845.7K
Market Conditions
NOI Build-Up for 12,568 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
$188.5K $15.00/SF
− Vacancy
−$28.3K −$2.25/SF
EGI
$160.2K $12.75/SF
− OpEx
−$84.1K −$6.69/SF
NOI
$76.1K $6.06/SF
Area
Centre 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%
$1,522,300
Cap Rate 7%
$1,087,357
Cap Rate 9%
$845,722
Alternative Uses
Best Use
Hotel Hospitality
$1.09M
$951.4K – $1.27M
NOI $76,115 @ 7.0% cap · market cap 6.34%
Second Best
Specialty Retail
$1.04M
$909.3K – $1.21M
NOI $72,740 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$2.78M
$2.43M – $3.24M
NOI $194,299 @ 7.0% cap · market cap 16.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
142
Businesses Nearby
918
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Uni-Mart
Shops & Services
918 visits/mo
0.1 miles
Demographics for 16866, PA
9,850
Population
4,083
Households
2.4
Avg Household Size
45
Median Age
17%
College-Educated
86%
High-School Grad
157.1 sq mi
ZIP Area
63
Density / Sq Mi
$48,580
Median Household Income
$37,463
Median Earnings
$681
Median Rent
$136,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Motel - A 16-room motel with an on-site restaurant featuring two bars and multiple dining areas, plus ample guest parking.
Where is this motel located?
The property is located at 1535 Port Matilda Hwy Philipsburg, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 1957‑built 16‑room motel with private baths in each room; Guest amenities include mini refrigerator, cable TV, WiFi, and a desk with ottoman and roll‑out dinette table; On‑site restaurant with two bars and three dining rooms, with indoor and outdoor seating
