Building Details

Year built 2012

Building materials Metal Siding, Steel Siding

Listing Agency: Beiler-Campbell Realtors-Quarryville a***@beiler-campbell.com

Listed By: MATTHEW BERGEY · License #RS287098 Show Phone

Added: Aug 24 Last Checked: Oct 16 at 8:06PM

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MLS# PABF2000142

Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

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Investment Insights

Based on property information with market context.

This mixed-use property combines a log-sided residence with an adjacent country store and additional land improvements. The home offers five bedrooms, two bathrooms, a country kitchen, finished basement space, a two-car garage, and a large deck oriented toward two ponds. The residence was built in 2012 and is heated by forced air with wall-unit cooling.

The 4,500-square-foot store offers groceries, sandwiches, deli products, baked goods, and seasonal produce and plants. The sale includes trucks and equipment used in the store operation; inventory is subject to separate negotiation. An additional parcel includes a large barn and multiple outbuildings. Preacher Brook borders the rear of the property, while OGMs are reserved on the 15-acre parcel.

Key Highlights

• 4,500‑square‑foot country store with grocery, deli, bakery, sandwich, produce, and plant offerings
• Five‑bedroom, two‑bathroom log‑sided residence built in 2012
• Residence includes a country kitchen, finished basement space, two‑car garage, and large deck

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$53,460

Cap Rate

3.05%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,069,200 $1.1M

Cap Rate 7%

$763,714 $763.7K

Cap Rate 9%

$594,000 $594.0K

Is this asking price fair?

Market Conditions

NOI Build-Up for 4,500 SF

Gross rent

$97.2K $21.60/SF

− Vacancy

−$11.7K −$2.59/SF

EGI

$85.5K $19.01/SF

− OpEx

−$32.1K −$7.13/SF

NOI

$53.5K $11.88/SF

Area

Clarion County, PA

Vacancy

12.00%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,069,200

Cap Rate 7%

$763,714

Cap Rate 9%

$594,000

Alternative Uses

Best Use

Mixed Use

$763.7K

$668.3K – $891.0K (±1% cap)

NOI $53,460 @ 7.0% cap · market cap 3.05%

Second Best

Specialty Retail

$714.1K

$624.8K – $833.1K (±1% cap)

NOI $49,987 @ 7.0% cap · market cap 2.86%

Theoretical Best

Office A

$796.1K

$696.6K – $928.8K (±1% cap)

NOI $55,728 @ 7.0% cap · market cap 3.18%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Grocery and convenience stores

Suggested Use

Top Pick Grocery & Convenience Store Food Market Discount Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 18832, PA

1,618

Population

976

Households

1.7

Avg Household Size

44

Median Age

13%

College-Educated

89%

High-School Grad

59.2 sq mi

ZIP Area

27

Density / Sq Mi

$53,621

Median Household Income

$38,462

Median Earnings

$833

Median Rent

$141,800

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

Frequently Asked Questions

What type of property is this?

Mixed-use property - Combines a log-sided residence with a grocery-focused retail operation, ponds, and additional outbuildings.

Where is this mixed-use property located?

The property is located at 2601 CRAYTON Road Monroeton, PA.

What is the asking price?

The asking price for this property is $1,750,000.

What are key features of this property?

This property features: 4,500‑square‑foot country store with grocery, deli, bakery, sandwich, produce, and plant offerings; Five‑bedroom, two‑bathroom log‑sided residence built in 2012; Residence includes a country kitchen, finished basement space, two‑car garage, and large deck