Bar/Restaurant with Living
For Sale
$500,000
30 Fritz Valley Rd, Lehighton, PA 18235
Bar/Restaurant with living quarters, equipment, and liquor license included.
Property Size3,320 SF
Price / SF$150.60
Days on Market3568
Property Features for 30 Fritz Valley Rd
General Information
Standard status
Active
Size
3,320 SF
Property subtype
General Commercial
Amenities
3
Corner Lot.
On Site.
Corner, Paved Road, Public Roads.
Building Details
Year Built
1882
Stories
2
Listing Agency:
Castle Gate Realty
(610) 379-3524
Listed By:
Aggie Schoenberger
(610) 393-2536
Source:
Xome
Added: Nov 21, 2016
Changed: Aug 12
Last Checked: Aug 29 at 6:37AM
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 Castle Gate Realty
Investment Insights
Based on property information with market context.
This bar and restaurant property includes living quarters and is located 3 miles from a new hospital. The property is positioned for revival, with the surrounding area experiencing growth, including the addition of two new hospitals and over 100 high-end homes sold in the past 12 months. The kitchen is designed for efficiency and is equipped with well-maintained equipment included in the sale. The property features two dining rooms, with seating for 40 and 36 patrons respectively. The bar area offers a welcoming atmosphere. The property is equipped with oil heat, central air conditioning, a backup generator, and a security system. Walk-in coolers are present, and a large paved parking lot is available. A liquor license is included in the sale. The residence above the restaurant includes 3 bedrooms and 2 full bathrooms. The property size is 3320 square feet.
Key Highlights
- Includes a liquor license
- Fully equipped and immaculate kitchen
- Located in a rapidly growing area with limited fine dining options, near two new hospitals
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
$45,657
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
9.13%
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%
$913,140
$913.1K
Cap Rate 7%
$652,243
$652.2K
Cap Rate 9%
$507,300
$507.3K
Market Conditions
NOI Build-Up for 3,320 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
$63.7K $19.20/SF
− Vacancy
−$2.9K −$0.86/SF
EGI
$60.9K $18.34/SF
− OpEx
−$15.2K −$4.58/SF
NOI
$45.7K $13.75/SF
Area
Carbon County, PA
Vacancy
4.50%
Lease Rate
$19.20 /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%
$913,140
Cap Rate 7%
$652,243
Cap Rate 9%
$507,300
Alternative Uses
Best Use
Specialty Retail
$652.2K
$570.7K – $761.0K
NOI $45,657 @ 7.0% cap · market cap 9.13%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18235, PA
19,139
Population
8,796
Households
2.2
Avg Household Size
47
Median Age
19%
College-Educated
89%
High-School Grad
86.9 sq mi
ZIP Area
220
Density / Sq Mi
$72,626
Median Household Income
$44,418
Median Earnings
$1,003
Median Rent
$218,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Bar/Restaurant with living quarters, equipment, and liquor license included.
Where is this bar & pub located?
The property is located at 30 Fritz Valley Rd Lehighton, PA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Includes a liquor license; Fully equipped and immaculate kitchen; Located in a rapidly growing area with limited fine dining options, near two new hospitals
