Historic Brewery with Two
For Sale
Under Contract
$375,000
204 W Main Street, Elkland, PA 16920
COMMERCIAL - Elkland, PA
Property Size3,456 SF
Lot Size0.11 Acres
Price / SF$108.51
Days on Market562
Property Features for 204 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 4, Bathroom 2, Bathroom 3
Elementary school district
Northern Tioga
Middle school district
Northern Tioga
High school district
Northern Tioga
Subdivision
Tioga
Standard status
Active Under Contract
Size
3,456 SF
Lot size
0.11 Acres
Building Details
Year built
1901
Listing Agency:
Cowanesque Lake Realty LLC
(570) 944-0101
Listed By:
Sara Saxbury · License #RB069420
(607) 368-1217
Added: Feb 7, 2025
Changed: Aug 4
Last Checked: Aug 23 at 6:06AM
MLS# 31721888
Copyright © 2026 Northern Mountains of Pennsylvania MLS. 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.
204 W Main Street, Elkland, PA offers a historic brewery building that was constructed in 1901 and has been fully renovated. The ground floor is configured as a fully operational brew house with a rustic atmosphere, along with a wine selection and a rotating offering of home-brewed beers and ciders. The space is set up for both everyday operations and event hosting.
The upper level includes two fully renovated apartments: a 1-bedroom unit and a 2-bedroom unit. The property sits on a 0.11-acre lot and totals 3,456 square feet.
The upper level includes two fully renovated apartments: a 1-bedroom unit and a 2-bedroom unit. The property sits on a 0.11-acre lot and totals 3,456 square feet.
Key Highlights
- Historic building built in 1901
- Fully operational brew house on the ground floor
- Rotating home‑brewed beers and ciders plus wine selection
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
$23,442
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
6.25%
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%
$468,840
$468.8K
Cap Rate 7%
$334,886
$334.9K
Cap Rate 9%
$260,467
$260.5K
Market Conditions
NOI Build-Up for 3,456 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
$35.3K $10.20/SF
− Vacancy
−$1.8K −$0.51/SF
EGI
$33.5K $9.69/SF
− OpEx
−$10.0K −$2.91/SF
NOI
$23.4K $6.78/SF
Area
Tioga County, PA
Vacancy
5.00%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$468,840
Cap Rate 7%
$334,886
Cap Rate 9%
$260,467
Alternative Uses
Best Use
Multifamily LT 5
$334.9K
$293.0K – $390.7K
NOI $23,442 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$311.2K
$272.3K – $363.1K
NOI $21,783 @ 7.0% cap · market cap 5.81%
Theoretical Best
Healthcare Medical
$588.7K
$515.1K – $686.8K
NOI $41,210 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 16920, PA
1,977
Population
880
Households
2.2
Avg Household Size
42
Median Age
16%
College-Educated
96%
High-School Grad
9.5 sq mi
ZIP Area
208
Density / Sq Mi
$63,977
Median Household Income
$49,375
Median Earnings
$864
Median Rent
$136,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Fully renovated historic brewery with an operating brew house on the first floor and two renovated apartments above.
Where is this brewery located?
The property is located at 204 W Main Street Elkland, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Historic building built in 1901; Fully operational brew house on the ground floor; Rotating home‑brewed beers and ciders plus wine selection
