Turn-Key Pizza and Sub
For Sale
$219,000
Pending
34 E 8th St, Watsontown, PA 17777
Well-established pizza and sub shop offered fully equipped for dine-in or takeout.
Property Size1,928 SF
Days on Market617
Property Features for 34 E 8th St
General Information
Standard status
Pending
Size
1,928 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$99
Listing Agency:
COLDWELL BANKER PENN ONE REAL ESTATE
(570) 524-7500
Listed By:
BARBARA D DIEHL
(570) 337-4922
Source:
Exprealty
Added: Jan 3, 2025
Changed: Sep 7
Last Checked: Sep 11 at 5:14PM
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 COLDWELL BANKER PENN ONE REAL ESTATE
Investment Insights
Based on property information with market context.
A longtime, family-run pizza and sub shop with more than 50 years of service is now available for sale at 34 E 8th St in Watsontown, PA. The operation is described as locally known for its pizza, subs, cheesesteaks, as well as bologna and chocolate cake. The space is presented as fully equipped and turn-key to support both dine-in and takeout.
The sellers are open to Lease to Own options in addition to the for-sale offering. This is a straightforward opportunity for a buyer who wants an established restaurant concept with the equipment in place for day-to-day operations.
The sellers are open to Lease to Own options in addition to the for-sale offering. This is a straightforward opportunity for a buyer who wants an established restaurant concept with the equipment in place for day-to-day operations.
Key Highlights
- Well‑established pizza and sub shop in the heart of Watsontown, PA
- Known for pizza, subs, cheesesteaks, bologna, and chocolate cake
- Fully equipped for dine‑in or takeout operations
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
$18,170
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
8.30%
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%
$363,400
$363.4K
Cap Rate 7%
$259,571
$259.6K
Cap Rate 9%
$201,889
$201.9K
Market Conditions
NOI Build-Up for 1,928 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
$27.1K $14.04/SF
− Vacancy
−$2.8K −$1.47/SF
EGI
$24.2K $12.57/SF
− OpEx
−$6.1K −$3.14/SF
NOI
$18.2K $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%
$363,400
Cap Rate 7%
$259,571
Cap Rate 9%
$201,889
Alternative Uses
Best Use
Specialty Retail
$259.6K
$227.1K – $302.8K
NOI $18,170 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.35M
$2.05M – $2.74M
NOI $164,218 @ 7.0% cap · market cap 74.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
9k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,034 visits/mo
0.4 miles
Citgo
Shops & Services
2,215 visits/mo
0.3 miles
FedEx Office Print & Ship Center
Shops & Services
861 visits/mo
0.4 miles
Demographics for 17777, PA
6,769
Population
2,849
Households
2.4
Avg Household Size
45
Median Age
19%
College-Educated
84%
High-School Grad
36.9 sq mi
ZIP Area
183
Density / Sq Mi
$59,125
Median Household Income
$36,274
Median Earnings
$832
Median Rent
$195,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Well-established pizza and sub shop offered fully equipped for dine-in or takeout.
Where is this conventional restaurant located?
The property is located at 34 E 8th St Watsontown, PA.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Well‑established pizza and sub shop in the heart of Watsontown, PA; Known for pizza, subs, cheesesteaks, bologna, and chocolate cake; Fully equipped for dine‑in or takeout operations
