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: Aug 20 Last Checked: Sep 14 at 1:05PM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Davis Real Estate, Inc.

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 = 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

$45,665

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

8.08%

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%

$913,300 $913.3K

Cap Rate 7%

$652,357 $652.4K

Cap Rate 9%

$507,389 $507.4K

Market Conditions

NOI Build-Up for 3,542 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

$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 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%

$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.

Property Analytics

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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

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

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)