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    Hotel Motel with Bar & Restaurant Title is generated by Realmo AI

    218 W Washington St, Rochester, PA 15074

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    For Sale
    $4,200,000

    Hotel Motel - Rochester, PA

    Type:Hotel-Motel
    Lot size:
    0.22 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 218 W Washington St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Hotel-Motel
    Zoning
    Com
    Standard status
    Active
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Annual Amount
    124448

    Building Details

    Year built
    1927
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Susan Gill/Dan Lyons

    Listing agent Susan Gill/Dan Lyons License #RM423921

    Listing office CENTURY 21 FAIRWAYS REAL ESTATE 1001 Route 30, Irwin, PA

    Listing date Jun 3, 2026

    MLS# 1758031 Listing URL

    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.

    HighLights

    • 54 guest rooms in the Rochester Hotel, built in 1927 with brick construction
    • Fully equipped commercial kitchen to support the on‑site bar and restaurant operation
    • On‑site bar/restaurant with 82 restaurant occupancy and dedicated event/bar space with 400 event/bar occupancy
    • Hotel liquor license included
    • Skill games on‑site for additional revenue opportunities
    • Large public parking lot across the street

    Overview

    The Rochester Hotel is a fully operational hospitality property with 54 guest rooms and an established bar and restaurant operation. The building includes a fully equipped commercial kitchen, an active skill game component, and a hotel liquor license. The property also includes FF&E (furniture, fixtures, and equipment), supporting continuity of operations with a straightforward transition.

    Located in downtown Rochester, Pennsylvania, the hotel is positioned for day-to-day guest and visitor traffic. Public remarks note excellent accessibility and visibility. A large public parking lot is located across the street, providing convenient off-street parking for guests and patrons.

    This property is well suited to an owner-operator or buyer seeking a combined lodging and food-and-beverage operation in one facility. With on-site guest accommodations, an in-house bar and restaurant, and the ability to operate skill games, it offers multiple revenue-generating components under a single roof. The inclusion of FF&E and the described updates to the lobby and hospitality spaces may support immediate continuation of operations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Rochester Hotel and Penn ... Hotel & Motel

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Beaver
    State
    Pennsylvania
    Longitude
    -80.283983
    Latitude
    40.701166

    Nearby Similar for Sale

    • $600,000
      8,000 SF

      Turnkey Restaurant Opportunity with Liquor

      Fully operational restaurant with real estate and liquor license.
      318 New York Ave, Rochester, PA 15074
      View Details
    • $449,000
      7,260 SF

      Rochester Warehouse with Large Parking

      7260 SF warehouse with I2 zoning and parking.
      610 New York Ave, Rochester, PA 15074
      View Details

    FAQs

    What type of property is this?
    Hotel - Operational hotel-motel with 54 rooms, a bar and restaurant, and a commercial kitchen plus liquor license.
    Where is this hotel located?
    The property is located at 218 W Washington St Rochester, PA.
    What is the asking price?
    The asking price for this property is $4,200,000.
    What are key features of this property?
    This property features: 54 guest rooms in the Rochester Hotel, built in 1927 with brick construction; Fully equipped commercial kitchen to support the on‑site bar and restaurant operation; On‑site bar/restaurant with 82 restaurant occupancy and dedicated event/bar space with 400 event/bar occupancy
    (724) 864-5916
    We can help!
    Listing Contact
    Susan Gill/Dan Lyons
    Real Estate License ID: RM423921
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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