Listing Agency: Davis Real Estate, Inc. p***@davisrealestateinc.com Show Phone

Listed By: Lisa Linn · License #RS278788 Show Phone

Source: Exprealty

Added: Jan 20 Changed: Oct 25 Last Checked: Oct 30 at 8:18PM

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Investment Insights

Based on property information with market context.

The sale includes two buildings in Cedar Run on a single parcel. One building features a store currently operated as an ice cream shop and general store, and the inside space could be converted to additional living area. A remodeled apartment is located above the store with new heating and cooling for residential use or another rental unit.

The adjacent cottage is fully furnished and includes a layout described in the offering documents, supporting vacation home or short-term rental use. The store and the cottage share septic and water and cannot be sold separately.

Key Highlights

• Two buildings on one parcel: an ice cream shop/general store plus an adjacent fully furnished cottage
• Newly remodeled apartment above the store with new heating and cooling
• Cottage can be used as a vacation home or short‑term rental; furnished (see documents for layout)

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$45,665

Cap Rate

8.08%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$913,300 $913.3K

Cap Rate 7%

$652,357 $652.4K

Cap Rate 9%

$507,389 $507.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,542 SF

Gross rent

$63.8K $18.00/SF

− Vacancy

−$2.9K −$0.81/SF

EGI

$60.9K $17.19/SF

− OpEx

−$15.2K −$4.30/SF

NOI

$45.7K $12.89/SF

Area

Lycoming County, PA

Vacancy

4.50%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$913,300

Cap Rate 7%

$652,357

Cap Rate 9%

$507,389

Alternative Uses

Best Use

Specialty Retail

$652.4K

$570.8K – $761.1K (±1% cap)

NOI $45,665 @ 7.0% cap · market cap 8.08%

Second Best

Retail

$456.5K

$399.4K – $532.6K (±1% cap)

NOI $31,955 @ 7.0% cap · market cap 5.66%

Theoretical Best

Office A

$763.3K

$667.9K – $890.6K (±1% cap)

NOI $53,433 @ 7.0% cap · market cap 9.46%

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

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Cedar Run General ... Cafe & Coffee Shop

Suggested Use

Top Pick Cafe & Coffee Shop Bed & Breakfast Hotel & Motel

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

13

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 17727, PA

37

Population

138

Households

0.3

Avg Household Size

62

Median Age

29%

College-Educated

94%

High-School Grad

45.8 sq mi

ZIP Area

1

Density / Sq Mi

$46,538

Median Household Income

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Two buildings on one parcel include a store and an adjacent fully furnished cottage sharing septic and water.

Where is this grocery and convenience store located?

The property is located at 284 Beulahland Rd Cedar Run, PA.

What is the asking price?

The asking price for this property is $565,000.

What are key features of this property?

This property features: Two buildings on one parcel: an ice cream shop/general store plus an adjacent fully furnished cottage; Newly remodeled apartment above the store with new heating and cooling; Cottage can be used as a vacation home or short‑term rental; furnished (see documents for layout)