Turn-Key Scuba Retail
For Sale
$650,000
2501 Penn Ave, West Lawn, PA 19609
Turn-key scuba diving center business includes training, equipment sales, rentals, service, and a dedicated parking lot.
Property Size5,000 SF
Price / SF$130
Days on Market49
Property Features for 2501 Penn Ave
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Building Details
Year Built
1950
Listing Agency:
Iron Valley Real Estate of Berks
Listed By:
John W Griffin · License #RS291640
(610) 908-7033
Source:
Kandorre
Added: Jul 21
Changed: Sep 6
Last Checked: Sep 6 at 10:58AM
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 Iron Valley Real Estate of Berks
Investment Insights
Based on property information with market context.
A turn-key scuba diving center business is available, operated as a complete business package (business only; property and building are not included). The operation is set up for immediate continuation with established systems and channels, including staff, inventory, website, and marketing already in place. The business supports scuba training and certification courses, along with equipment sales, gear rentals and service, and dive travel adventures.
The center has operated at its current high-visibility location for more than 26 years. It also includes convenient customer parking with a dedicated lot for approximately 15 vehicles, plus additional street parking.
This offering is positioned as a specialized retail and services operation focused on recreational scuba, backed by long-term local presence and continued customer demand through multiple revenue streams.
The center has operated at its current high-visibility location for more than 26 years. It also includes convenient customer parking with a dedicated lot for approximately 15 vehicles, plus additional street parking.
This offering is positioned as a specialized retail and services operation focused on recreational scuba, backed by long-term local presence and continued customer demand through multiple revenue streams.
Key Highlights
- Established scuba diving center business available as a complete turn‑key operation (business only, not including property or building)
- Offers scuba training, equipment sales, rentals, service, and dive travel adventures
- Runs certification courses from Open Water through Instructor levels for multiple training revenue streams
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
$50,697
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
7.80%
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%
$1,013,940
$1.0M
Cap Rate 7%
$724,243
$724.2K
Cap Rate 9%
$563,300
$563.3K
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
$75.6K $15.12/SF
− Vacancy
−$3.2K −$0.64/SF
EGI
$72.4K $14.48/SF
− OpEx
−$21.7K −$4.35/SF
NOI
$50.7K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /SF/Yr
Expense Ratio
30.00%
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%
$1,013,940
Cap Rate 7%
$724,243
Cap Rate 9%
$563,300
Alternative Uses
Best Use
Retail
$724.2K
$633.7K – $845.0K
NOI $50,697 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$820.8K
$718.2K – $957.6K
NOI $57,456 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
458
Businesses Nearby
Explore this area
Business Placement
Demographics for 19609, PA
10,478
Population
4,291
Households
2.4
Avg Household Size
40
Median Age
37%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
4,556
Density / Sq Mi
$80,748
Median Household Income
$45,859
Median Earnings
$1,307
Median Rent
$222,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
School - Turn-key scuba diving center business includes training, equipment sales, rentals, service, and a dedicated parking lot.
Where is this school located?
The property is located at 2501 Penn Ave West Lawn, PA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Established scuba diving center business available as a complete turn‑key operation (business only, not including property or building); Offers scuba training, equipment sales, rentals, service, and dive travel adventures; Runs certification courses from Open Water through Instructor levels for multiple training revenue streams
