Building Details

Year Built 1901

Listing Agency: Fish Real Estate, Inc. b***@fishre.com Show Phone

Listed By: Brent Fish · License #RM420632 Show Phone

Source: Cummingsrealtors

Added: Aug 11 Changed: Aug 17 Last Checked: Aug 18 at 5:50AM

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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 Fish Real Estate, Inc.

Investment Insights

Based on property information with market context.

The offering includes a restaurant business together with its R-License and FF&E. The property has a reported size of 3,532 and was built in 1901.

The property is located at 222 S Market Street in South Williamsport, Pennsylvania 17702.

Key Highlights

• Restaurant business included in the sale
• R‑License included
• FF&E 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

7.59%

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 7.59%

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 8.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

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 17702, PA

10,378

Population

4,533

Households

2.3

Avg Household Size

42

Median Age

23%

College-Educated

94%

High-School Grad

61.2 sq mi

ZIP Area

170

Density / Sq Mi

$70,514

Median Household Income

$41,228

Median Earnings

$935

Median Rent

$193,500

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 - Business sale conveys an R-License and existing FF&E.

Where is this conventional restaurant located?

The property is located at 222 S MARKET STREET South Williamsport, PA.

What is the asking price?

The asking price for this property is $600,000.

What are key features of this property?

This property features: Restaurant business included in the sale; R‑License included; FF&E included