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    Mixed-Use Restaurant and Apartment Title is generated by Realmo AI

    223 4th St, Irwin, PA 15642

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    New
    For Sale
    $749,900

    Business - Irwin, PA

    Type:Business
    Lot size:
    0.07 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 1:06 pm

    Property Features for 223 4th St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Zoning
    Com
    Standard status
    Active
    Lot size
    0.07 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2918

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Susan Gill
    Susan Gill

    Listing agent Susan Gill License #RM423921

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

    Listing date Jun 3, 2026

    MLS# 1757969 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

    • Mixed‑use investment in Irwin, PA includes Iceburgh’s Bistro restaurant plus a leased 2‑bedroom apartment for supplemental rental income
    • Fully operational restaurant business included, along with furniture, fixtures, and equipment (FFE) and all restaurant kitchen/equipment and operational components
    • Restaurant seating for approximately 48 guests, designed for casual dining and supported by a maintained and updated interior
    • Business has been operating successfully for over nine years as a well‑known local dining destination

    Overview

    This mixed-use property includes the real estate, a fully operational restaurant business, and all included furniture, fixtures, and equipment (FFE) necessary to continue service. Iceburgh’s Bistro has been operating for more than nine years and is presented as a turnkey option for an owner-operator or hospitality buyer. The restaurant is designed for casual dining with seating for approximately 48 guests, and the sale includes restaurant and kitchen equipment and the operational components needed to operate. In addition to the dining area and commercial kitchen, the property also includes a leased two-bedroom apartment that provides supplemental residential rental income.

    Located at 223 4th St in Irwin, Pennsylvania, the property is positioned within the town’s downtown atmosphere. The business benefits from strong local traffic and a surrounding mix of dining, entertainment, shopping, and community events, supporting day-to-day visibility and customer accessibility. Zoning is listed as Com.

    For a buyer seeking hospitality real estate with an immediately usable setup, the combination of a long-running restaurant operation and an existing leased residential unit can simplify near-term execution. The inclusion of FFE and kitchen equipment supports a smooth transition for qualified operators, while the apartment provides additional rental income alongside restaurant revenue.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Irwin
    County
    Westmoreland
    State
    Pennsylvania
    Longitude
    -79.709796
    Latitude
    40.331875

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    FAQs

    What type of property is this?
    Conventional restaurant - Turnkey, fully operational restaurant with seating for about 48, plus a leased two-bedroom apartment for added rental income.
    Where is this conventional restaurant located?
    The property is located at 223 4th St Irwin, PA.
    What is the asking price?
    The asking price for this property is $749,900.
    What are key features of this property?
    This property features: Mixed‑use investment in Irwin, PA includes Iceburgh’s Bistro restaurant plus a leased 2‑bedroom apartment for supplemental rental income; Fully operational restaurant business included, along with furniture, fixtures, and equipment (FFE) and all restaurant kitchen/equipment and operational components; Restaurant seating for approximately 48 guests, designed for casual dining and supported by a maintained and updated interior
    (724) 864-5916
    We can help!
    Listing Contact
    Susan Gill
    Susan Gill
    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.

    More about this property
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