Building Details

Year Built 1843

Listing Agency: RE/Max Bridges a***@remax.net Show Phone

Listed By: Ann M. Hilliard Show Phone

Source: Cummingsrealtors

Added: Aug 1 Changed: Aug 9 Last Checked: Aug 9 at 5:01PM

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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 RE/Max Bridges

Investment Insights

Based on property information with market context.

Built in 1843, this conventional restaurant property combines a food-service operation with an upstairs residential component. The property measures 6,941 square feet and includes a two-story dwelling described as fully renovated, along with a private in-law or guest suite.

Outdoor features include a patio with seating, 8-foot privacy fencing, and landscaped surroundings. Located at 305 Main Street in Turbotville, Pennsylvania, the property offers a distinctive combination of restaurant space, outdoor seating, and residential accommodations.

Key Highlights

• 6,941‑square‑foot conventional restaurant property
• Originally built in 1843
• Patio with outdoor seating and landscaped surroundings

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

$65,414

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

7.48%

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%

$1,308,280 $1.3M

Cap Rate 7%

$934,486 $934.5K

Cap Rate 9%

$726,822 $726.8K

Market Conditions

NOI Build-Up for 6,941 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

$97.5K $14.04/SF

− Vacancy

−$10.2K −$1.47/SF

EGI

$87.2K $12.57/SF

− OpEx

−$21.8K −$3.14/SF

NOI

$65.4K $9.42/SF

Area

Northumberland County, PA

Vacancy

10.50%

Lease Rate

$14.04 /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%

$1,308,280

Cap Rate 7%

$934,486

Cap Rate 9%

$726,822

Alternative Uses

Best Use

Specialty Retail

$934.5K

$817.7K – $1.09M (±1% cap)

NOI $65,414 @ 7.0% cap · market cap 7.48%

Second Best

—

—

no second resolved use

Theoretical Best

Warehouse

$8.45M

$7.39M – $9.85M (±1% cap)

NOI $591,203 @ 7.0% cap · market cap 67.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick Parking Lot & Garage Auto Repair Shop Storage Facility (Bike/Boat/Book/etc) Store Pharmacy Hair Salon

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

74

Businesses Nearby

18k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Turkey Hill Minit Market Shops & Services

9,939 visits/mo 0.1 miles

Dollar General Shops & Services

7,655 visits/mo 0.2 miles

Demographics for 17772, PA

2,433

Population

1,090

Households

2.2

Avg Household Size

43

Median Age

23%

College-Educated

93%

High-School Grad

23.2 sq mi

ZIP Area

105

Density / Sq Mi

$77,500

Median Household Income

$46,350

Median Earnings

$800

Median Rent

$232,100

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Restaurant property with outdoor seating, a fenced patio area, and an upstairs residential component with a guest suite.

Where is this conventional restaurant located?

The property is located at 305 MAIN STREET Turbotville, PA.

What is the asking price?

The asking price for this property is $874,900.

What are key features of this property?

This property features: 6,941‑square‑foot conventional restaurant property; Originally built in 1843; Patio with outdoor seating and landscaped surroundings