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    Versatile Commercial Property on 25 Acres Title is generated by Realmo AI

    27845 Route 220, Athens, PA 18810

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    Claim this Listing
    For Sale
    $1,500,000

    COMMERCIAL - Athens, PA

    Property size:
    1,618 SF
    Lot size:
    25.00 Acres
    Price / SF:
    $927/SF
    Added:
    Aug 8, 2025
    Days on Market:
    287
    Last Refresh:
    May 21 at 3:06 pm

    Property Features for 27845 Route 220

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    1,618 SF
    Lot size
    25.00 Acres

    Building Details

    Year built
    1961

    We can help!

    Listing Contact
    Margaret Farley

    Listing agent Margaret Farley

    Listing office Bluestone Realty Group 421 Northern Blvd., South Abington Twp., PA

    Listing date Aug 8, 2025

    MLS# 31722971

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

    HighLights

    • 25 commercial acres with 338 ft of frontage on Route 220 offering high traffic and visibility.
    • Easy on/off access and only 7 minutes to I‑86.
    • Multiple existing structures: restaurant, warehouse, barn, 4 bed/2.5 bath home, 3 bed/2 bath double‑wide, and 3 bed/1 bath single‑wide mobile home.
    • Ideal location for various businesses: distribution center, franchise/retail chain, restaurant/bar (brewery or winery), professional space.
    • Rental income potential from existing residential structures.
    • Cleared land with incredible views.

    Overview

    This commercial property, formerly Millard's Dairy Bar, encompasses 25 acres with 338 feet of frontage on Route 220 in Athens Township, Pennsylvania. The location offers high traffic and visibility. The property includes a restaurant, a warehouse, a barn, additional storage, a 1,618 square foot building, a four-bedroom house with 2.5 bathrooms, a three-bedroom double-wide home with two bathrooms, and a three-bedroom mobile home with one bathroom. These structures can be torn down or used as rentals. The property's location, just seven minutes from I-86, makes it suitable for a distribution center, franchise or retail chain, restaurant or bar (brewery or winery), or professional space. The majority of the 25 acres is cleared and used for hay, offering views.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Auto Parts Store Department Store Storage Facility Bed & Breakfast Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Bradford
    State
    Pennsylvania
    Longitude
    -76.528296
    Latitude
    41.928931

    Nearby Similar for Sale

    • $245,000
      2,759 SF

      High-Traffic Commercial Building on Route 220

      2,900 SF commercial building on high-traffic Route 220 in Athens, PA.
      29876 Rt 220, Athens, PA 18810
      View Details
    • $499,000

      13.99 Acres in Athens Township

      Land available in the heart of Athens Township, Pennsylvania.
      Pennsylvania Avenue, Athens, PA 18810
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - 25-acre commercial property with restaurant, warehouse, homes, and high visibility.
    Where is this mixed-use property located?
    The property is located at 27845 Route 220 Athens, PA.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: 25 commercial acres with **338 ft of frontage on Route 220** offering high traffic and visibility.; Easy on/off access and only 7 minutes to I‑86.; Multiple existing structures: restaurant, warehouse, barn, 4 bed/2.5 bath home, 3 bed/2 bath double‑wide, and 3 bed/1 bath single‑wide mobile home.
    (570) 862-5572
    We can help!
    Listing Contact
    Margaret Farley
    Learn More
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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.

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