Building Details

Year built 2012

Building materials Metal Siding, Steel Siding

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

Listed By: MATTHEW BERGEY · License #RS287098 Show Phone

Added: Aug 24 Last Checked: Aug 29 at 2:06AM

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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.

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 = 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

$53,460

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

3.05%

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%

$1,069,200 $1.1M

Cap Rate 7%

$763,714 $763.7K

Cap Rate 9%

$594,000 $594.0K

Market Conditions

NOI Build-Up for 4,500 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

$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 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%

$1,069,200

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.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

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

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties 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?

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