Turnkey Restaurant Opportunity in Upper
For Sale
Under Contract
$975,000
265 E TOWNSHIP LINE Road, Upper Darby, PA 19082
Commercial Sale - UPPER DARBY, PA
Property Size2,914 SF
Price / SF$334.59
Days on Market234
Property Features for 265 E TOWNSHIP LINE Road
General Information
Property type
Other
Property subtype
Retail
Parking
19
Parking features
Parking Lot
Elementary school district
UPPER DARBY
Middle school district
UPPER DARBY
High school district
UPPER DARBY
Standard status
Active Under Contract
Taxes and HOA fees
Tax Annual Amount
15521
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1970
Building materials
Combination
Listing Agency:
Keller Williams Main Line · Keller Williams Realty
(610) 520-0100
Listed By:
Jon M O'Shea · License #ab069634
(267) 780-3419
Added: Dec 15, 2025
Changed: Jul 20
Last Checked: Aug 6 at 5:06PM
MLS# PADE2105428
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.
Located on E Township Line Road in Upper Darby, PA, this 2,914 square-foot freestanding restaurant building is a fully renovated, second-generation space. Previously home to Wilson's Secret Sauce BBQ, it was recently featured on Gordon Ramsay's Secret Service. The property benefits from strong street visibility and nonstop traffic along Township Line Road. The layout is move-in-ready, making it suitable for various concepts such as BBQ, fast casual, or full-service dining. This restaurant opportunity is situated in Delaware County's busiest retail corridor, at the Upper Darby/Havertown border.
Key Highlights
- Turnkey, fully renovated 2,914 SF freestanding restaurant.
- Previously home to award‑winning Wilson's Secret Sauce BBQ, featured on Gordon Ramsay's Secret Service.
- Second‑generation restaurant layout ready for immediate occupancy.
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
$37,451
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
3.84%
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%
$749,020
$749.0K
Cap Rate 7%
$535,014
$535.0K
Cap Rate 9%
$416,122
$416.1K
Market Conditions
NOI Build-Up for 2,914 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
$52.5K $18.00/SF
− Vacancy
−$2.5K −$0.86/SF
EGI
$49.9K $17.14/SF
− OpEx
−$12.5K −$4.28/SF
NOI
$37.5K $12.85/SF
Area
Delaware County, PA
Vacancy
4.80%
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%
$749,020
Cap Rate 7%
$535,014
Cap Rate 9%
$416,122
Alternative Uses
Best Use
Specialty Retail
$535.0K
$468.1K – $624.2K
NOI $37,451 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$883.5K
$773.1K – $1.03M
NOI $61,845 @ 7.0% cap · market cap 6.34%
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
709
Businesses Nearby
7k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sunoco
Shops & Services
2,629 visits/mo
0.1 miles
Enterprise Rent-A-Car
Shops & Services
2,028 visits/mo
0.5 miles
U-Haul
Shops & Services
1,843 visits/mo
0.5 miles
Demographics for 19082, PA
42,761
Population
16,775
Households
2.5
Avg Household Size
35
Median Age
23%
College-Educated
84%
High-School Grad
2.6 sq mi
ZIP Area
16,447
Density / Sq Mi
$55,551
Median Household Income
$36,139
Median Earnings
$1,178
Median Rent
$155,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fully renovated restaurant space with high visibility and traffic.
Where is this conventional restaurant located?
The property is located at 265 E TOWNSHIP LINE Road Upper Darby, PA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Turnkey, **fully renovated 2,914 SF freestanding restaurant.**; Previously home to award‑winning Wilson's Secret Sauce BBQ, featured on Gordon Ramsay's Secret Service.; Second‑generation restaurant layout ready for immediate occupancy.
