Listing Agency: FISH REAL ESTATE, INC. b***@fishre.com Show Phone

Listed By: Brent M. Fish · License #RM420632 Show Phone

Source: Exprealty

Added: Aug 12 Changed: Aug 31 Last Checked: Aug 31 at 8:01PM

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Investment Insights

Based on property information with market context.

This 3,532-square-foot restaurant property at 222 S Market St in Williamsport, PA, is offered with the operating business, R-License, and all furniture, fixtures, and equipment. The sale combines the restaurant real estate with the associated business assets and licensing, providing a defined package for restaurant operators.

Key Highlights

• 3,532‑square‑foot restaurant property
• Sale includes the operating business
• R‑License included

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

$45,536

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

7.12%

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%

$910,720 $910.7K

Cap Rate 7%

$650,514 $650.5K

Cap Rate 9%

$505,956 $506.0K

Market Conditions

NOI Build-Up for 3,532 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

$63.6K $18.00/SF

− Vacancy

−$2.9K −$0.81/SF

EGI

$60.7K $17.19/SF

− OpEx

−$15.2K −$4.30/SF

NOI

$45.5K $12.89/SF

Area

Lycoming County, PA

Vacancy

4.50%

Lease Rate

$18.00 /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%

$910,720

Cap Rate 7%

$650,514

Cap Rate 9%

$505,956

Alternative Uses

Best Use

Specialty Retail

$650.5K

$569.2K – $758.9K (±1% cap)

NOI $45,536 @ 7.0% cap · market cap 7.12%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$761.2K

$666.0K – $888.0K (±1% cap)

NOI $53,282 @ 7.0% cap · market cap 8.33%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

222 Bridge Bar ... Bar & Pub

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Butcher Grocery & Convenience Store Pet Store Restaurant Acupuncture

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

Liquor license

Location Intelligence

Trade Area within ½ mile

1,354

Businesses Nearby

123k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 57% Shops & Services 21% Hotels & Casinos 21% Groceries 2%

Starbucks Dining

20,747 visits/mo 0.4 miles

Dunkin' Donuts Dining

15,262 visits/mo 0.2 miles

Panera Bread Dining

14,145 visits/mo 0.5 miles

Perkins Restaurant & Bakery Dining

13,626 visits/mo 0.4 miles

Residence Inn Hotels & Casinos

9,268 visits/mo 0.5 miles

Demographics for 17701, PA

43,197

Population

20,891

Households

2.1

Avg Household Size

38

Median Age

28%

College-Educated

91%

High-School Grad

98.0 sq mi

ZIP Area

441

Density / Sq Mi

$52,770

Median Household Income

$33,643

Median Earnings

$869

Median Rent

$176,200

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 - Operating restaurant sale includes the business, R-License, and furniture, fixtures, and equipment.

Where is this conventional restaurant located?

The property is located at 222 S Market St S Williamsport, PA.

What is the asking price?

The asking price for this property is $640,000.

What are key features of this property?

This property features: 3,532‑square‑foot restaurant property; Sale includes the operating business; R‑License included