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 26 Last Checked: Aug 29 at 5:06AM

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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 conventional restaurant property with a 2,400 sq ft main space organized around an open dining room, bar, banquet room, and outdoor deck. The banquet room accommodates 60+ guests, while the deck provides seating for 24 more. Two basements totaling 2,312 sq ft add storage and support space. The sale includes the kitchen and restaurant equipment, full inventory, and a PA Type R liquor license. A private residence and second home are also part of the property.

The 4-acre property is located at 1769 E National Pike in Scenery Hill, PA, with access to I-70 and PA-519. Parking is available for 80+ cars. The property was built in 1942 and carries Comm zoning.

Key Highlights

• 2,400 sq ft restaurant space with dining room, bar, banquet room, and outdoor deck
• Banquet room accommodates 60+ guests; deck accommodates 24 more
• Two basements provide 2,312 sq ft of additional space

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

Liquor license

Location Intelligence

Trade Area within ½ mile

12

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

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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 - Sale includes restaurant equipment, full inventory, and a PA 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: 2,400 sq ft restaurant space with dining room, bar, banquet room, and outdoor deck; Banquet room accommodates 60+ guests; deck accommodates 24 more; Two basements provide 2,312 sq ft of additional space