Building Details

Year built 1942

Listing Agency: Keller Williams Realty c***@kw.com Show Phone

Listed By: John Fincham · License #RS307540 Show Phone

Added: Apr 14 Changed: Aug 4 Last Checked: Aug 17 at 1:06AM

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MLS# 1748472

Copyright © 2026 West Penn Multi List, Inc. 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.

Tradesman’s Inn is a turnkey restaurant property offering a wide-open dining room, a lively bar area, and a banquet room designed for 60+ guests. An outdoor deck is also included, with space for 24 more. The offering includes two basements totaling 2,312 sq ft, supporting storage and potential additional use.

The property is located at 1769 E National Pike in Scenery Hill, PA 15360, and it’s positioned for convenient access to I-70 and PA-519. Zoning is listed as Comm. The site includes parking for 80+ cars, supporting both regular service and larger events.

The sale includes kitchen and restaurant equipment, full inventory, and a PA Type R liquor license. In addition to the restaurant space, the property includes a private residence and a second home, which may appeal to operators looking for on-site living options or additional income opportunities. With substantial parking, dedicated event space, and the included operating components, the property is well suited for a buyer ready to take over an established food and beverage concept with immediate continuity.

Key Highlights

• Tradesman's Inn built in 1942 with 2,400 SF restaurant space
• Open dining room plus a bar and a banquet room that accommodates 60+ guests
• Outdoor deck offers space for 24 more guests

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

$51,766

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

5.92%

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%

$1,035,320 $1.0M

Cap Rate 7%

$739,514 $739.5K

Cap Rate 9%

$575,178 $575.2K

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

$76.9K $32.04/SF

− Vacancy

−$7.9K −$3.28/SF

EGI

$69.0K $28.76/SF

− OpEx

−$17.3K −$7.19/SF

NOI

$51.8K $21.57/SF

Area

Washington County, PA

Vacancy

10.24%

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%

$1,035,320

Cap Rate 7%

$739,514

Cap Rate 9%

$575,178

Alternative Uses

Best Use

Specialty Retail

$739.5K

$647.1K – $862.8K (±1% cap)

NOI $51,766 @ 7.0% cap · market cap 5.92%

Second Best

—

—

no second resolved use

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Tradesmen's Inn Bar & Pub ATM Atm

Suggested Use

Top Pick Grocery & Convenience Store Law Firm Food Market Discount Store Bar & Pub

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

Highway access

Yes

Paved road access

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

33

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 15360, PA

1,768

Population

731

Households

2.4

Avg Household Size

48

Median Age

25%

College-Educated

95%

High-School Grad

27.6 sq mi

ZIP Area

64

Density / Sq Mi

$79,931

Median Household Income

$45,268

Median Earnings

$728

Median Rent

$228,500

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants 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?

Conventional restaurant - Turnkey restaurant sale with seating spaces, outdoor deck, substantial parking, and included Type R liquor license.

Where is this conventional restaurant located?

The property is located at 1769 E National Pike Scenery Hill, PA.

What is the asking price?

The asking price for this property is $875,000.

What are key features of this property?

This property features: Tradesman's Inn built in 1942 with 2,400 SF restaurant space; Open dining room plus a bar and a banquet room that accommodates 60+ guests; Outdoor deck offers space for 24 more guests