Sir Barney’s Restaurant
For Sale
$750,000
2160 BEAVER VALLEY RD, Flinton, PA 16640
Operational dining facility with most restaurant equipment included, supporting a quicker transition for a new operator.
Property Size5,000 SF
Days on Market257
Property Features for 2160 BEAVER VALLEY RD
General Information
Standard status
Active
Size
5,000 SF
Property subtype
COMMERCIAL
Additional Details
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$7,828
Building Details
Building Size
5,000 SF
Year Built
1950
Listing Agency:
Realty One Group Landmark- Clearfield
(814) 330-7636
Listed By:
Tyler Noel
Source:
Nelsonrealtypa
Added: Dec 17, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:35PM
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 Realty One Group Landmark- Clearfield
Investment Insights
Based on property information with market context.
Sir Barney’s is an operating restaurant facility offering approximately 5,000+ square feet of dining and back-of-house space. The sale includes a majority of the restaurant equipment, providing an established physical setup for continued operations. The building dates to 1950.
The property is located at 2160 Beaver Valley Road in Flinton, Pennsylvania, along Route 53 and near Prince Gallitzin State Park. The recreational destination includes Glendale Lake, a 1,635-acre lake with 26 miles of shoreline, and drew approximately 1.8 million visitors in 2023. The surrounding area supports year-round outdoor recreation, including boating, fishing, hiking, and camping.
The property is located at 2160 Beaver Valley Road in Flinton, Pennsylvania, along Route 53 and near Prince Gallitzin State Park. The recreational destination includes Glendale Lake, a 1,635-acre lake with 26 miles of shoreline, and drew approximately 1.8 million visitors in 2023. The surrounding area supports year-round outdoor recreation, including boating, fishing, hiking, and camping.
Key Highlights
- Approximately 5,000+ square feet of restaurant space
- Majority of restaurant equipment included in the sale
- Operating restaurant facility at 2160 Beaver Valley Road
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
$50,344
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
6.71%
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%
$1,006,880
$1.0M
Cap Rate 7%
$719,200
$719.2K
Cap Rate 9%
$559,378
$559.4K
Market Conditions
NOI Build-Up for 5,000 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
$75.0K $15.00/SF
− Vacancy
−$7.9K −$1.58/SF
EGI
$67.1K $13.43/SF
− OpEx
−$16.8K −$3.36/SF
NOI
$50.3K $10.07/SF
Area
Cambria County, PA
Vacancy
10.50%
Lease Rate
$15.00 /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%
$1,006,880
Cap Rate 7%
$719,200
Cap Rate 9%
$559,378
Alternative Uses
Best Use
Specialty Retail
$719.2K
$629.3K – $839.1K
NOI $50,344 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,600 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
2k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
2,195 visits/mo
0.4 miles
Demographics for 16640, PA
1,064
Population
668
Households
1.6
Avg Household Size
49
Median Age
18%
College-Educated
93%
High-School Grad
13.9 sq mi
ZIP Area
77
Density / Sq Mi
$52,500
Median Household Income
$39,539
Median Earnings
$125,000
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?
Conventional restaurant - Operational dining facility with most restaurant equipment included, supporting a quicker transition for a new operator.
Where is this conventional restaurant located?
The property is located at 2160 BEAVER VALLEY RD Flinton, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 5,000+ square feet of restaurant space; Majority of restaurant equipment included in the sale; Operating restaurant facility at 2160 Beaver Valley Road
