Finleyville Bar, Restaurant,
For Sale
$399,000
3710 State Route 88, Finleyville, PA 15332
Established bar and restaurant with apartments in Finleyville, Pennsylvania.
Property Size2,800 SF
Lot Size0.21 Acres
Price / SF$142.50
Days on Market195
Property Features for 3710 State Route 88
General Information
Standard status
Active
Size
2,800 SF
Lot size
0.21 Acres
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$9,353
Listing Agency:
HOWARD HANNA REAL ESTATE SERVICES
(412) 276-5000
Listed By:
April Bartley
(412) 276-5000
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Jul 21 at 5:10AM
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 HOWARD HANNA REAL ESTATE SERVICES
Investment Insights
Based on property information with market context.
This long-established, turn-key business is located in the heart of Finleyville. The property has functioned as a bar, tavern, and restaurant for many years. The main level spans 2800 square feet and features a spacious interior suitable for dining and entertainment, including a large horseshoe-shaped bar and a roomy kitchen. Multiple income streams are generated from three apartments, poker machines, an ATM, a pool table, a dart machine, and a jukebox. The property includes a wraparound porch and a large parking lot. There is potential for expansion off the back of the building or the addition of a deck for outdoor entertainment. The apartments include one long-term tenant in a one-bedroom unit paying $550 per month. The other two units, currently vacant, include a one-bedroom unit with a potential rent of $600 and a two-bedroom unit with a potential rent of $800. The owner is responsible for covering the utilities. The property is situated in a location on Route 88.
Key Highlights
- Turn‑key bar/tavern and restaurant business with a long‑established history in a prime location.
- Multiple income streams including bar/restaurant sales, three apartments, poker machines, ATM, pool table, dart machine, and jukebox.
- Spacious 2800 sq ft interior with a large horseshoe‑shaped bar and roomy kitchen.
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
$23,079
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
5.78%
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%
$461,580
$461.6K
Cap Rate 7%
$329,700
$329.7K
Cap Rate 9%
$256,433
$256.4K
Market Conditions
NOI Build-Up for 2,800 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
$45.0K $16.08/SF
− Vacancy
−$3.1K −$1.09/SF
EGI
$42.0K $14.99/SF
− OpEx
−$18.9K −$6.74/SF
NOI
$23.1K $8.24/SF
Area
Washington County, PA
Vacancy
6.80%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
45.00%
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%
$461,580
Cap Rate 7%
$329,700
Cap Rate 9%
$256,433
Alternative Uses
Best Use
Specialty Retail
$862.8K
$754.9K – $1.01M
NOI $60,394 @ 7.0% cap · market cap 15.14%
Second Best
Apartment 5plus
$329.7K
$288.5K – $384.7K
NOI $23,079 @ 7.0% cap · market cap 5.78%
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
191
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 15332, PA
8,058
Population
3,878
Households
2.1
Avg Household Size
50
Median Age
27%
College-Educated
93%
High-School Grad
26.7 sq mi
ZIP Area
302
Density / Sq Mi
$68,610
Median Household Income
$45,079
Median Earnings
$915
Median Rent
$192,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Roy's By the Tracks — 3710 PA-88, Finleyville, PA 15332
- Finleyville Moose Lodge — 3545 Washington Ave, Finleyville, PA 15332
- The Oddfellows Club — 3684 Finleyville Elrama Rd, Finleyville, PA 15332
Frequently Asked Questions
What type of property is this?
Bar & Pub - Established bar and restaurant with apartments in Finleyville, Pennsylvania.
Where is this bar & pub located?
The property is located at 3710 State Route 88 Finleyville, PA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Turn‑key bar/tavern and restaurant business with a long‑established history in a prime location.; Multiple income streams including bar/restaurant sales, three apartments, poker machines, ATM, pool table, dart machine, and jukebox.; Spacious 2800 sq ft interior with a **large horseshoe‑shaped bar** and roomy kitchen.
