Corner Conventional
For Sale
$475,000
400 Main St, Bellwood, PA 16617
Established restaurant property with a commercial kitchen, dining area, customer parking, and two restrooms.
Property Size3,250 SF
Lot Size0.42 Acres
Price / SF$146.15
Days on Market34
Property Features for 400 Main St
General Information
Standard status
Active
Size
3,250 SF
Lot size
0.42 Acres
Additional Details
Furnished
Yes
Business Included
Yes
Utilities to Site
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$4,690
Listing Agency:
Perry Wellington Realty, LLC
(814) 693-5669
Listed By:
Adam Conrad Team
(814) 693-5669
Source:
Exprealty
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 8:44PM
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 Perry Wellington Realty, LLC
Investment Insights
Based on property information with market context.
The property includes a 3,250 SF restaurant building on a 0.42-acre corner parcel, together with an additional lot. Interior improvements include a dining room, fully equipped commercial kitchen, commercial refrigeration, specialty restaurant equipment, two restrooms, central air, and natural gas forced-air heat. Public water and sewer serve the property. The sale includes the operating restaurant business, real estate, furniture, fixtures, and equipment.
Located at 400 Main St in Bellwood’s downtown business district, the property offers a visible corner position and customer parking. The restaurant has operated for over 15 years and serves breakfast, lunch, dinner, and Penn State Creamery ice cream. The additional lot provides parking and potential for expansion or future development, as supported by the property information.
Located at 400 Main St in Bellwood’s downtown business district, the property offers a visible corner position and customer parking. The restaurant has operated for over 15 years and serves breakfast, lunch, dinner, and Penn State Creamery ice cream. The additional lot provides parking and potential for expansion or future development, as supported by the property information.
Key Highlights
- 3,250 SF restaurant building on a 0.42‑acre corner parcel
- Additional lot included for parking, expansion, or future development
- Fully equipped commercial kitchen with refrigeration and specialty restaurant equipment
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
$32,723
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
6.89%
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%
$654,460
$654.5K
Cap Rate 7%
$467,471
$467.5K
Cap Rate 9%
$363,589
$363.6K
Market Conditions
NOI Build-Up for 3,250 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
$48.8K $15.00/SF
− Vacancy
−$5.1K −$1.58/SF
EGI
$43.6K $13.43/SF
− OpEx
−$10.9K −$3.36/SF
NOI
$32.7K $10.07/SF
Area
Blair County, PA
Vacancy
10.50%
Lease Rate
$15.00 /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%
$654,460
Cap Rate 7%
$467,471
Cap Rate 9%
$363,589
Alternative Uses
Best Use
Industrial
$3.25M
$2.84M – $3.79M
NOI $227,560 @ 7.0% cap · market cap 47.91%
Second Best
Specialty Retail
$467.5K
$409.0K – $545.4K
NOI $32,723 @ 7.0% cap · market cap 6.89%
Theoretical Best
Warehouse
$3.95M
$3.45M – $4.61M
NOI $276,322 @ 7.0% cap · market cap 58.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 56%
Shops & Services 44%
Bellwood Hometown Market IGA
Groceries
10,629 visits/mo
0.2 miles
Dollar General
Shops & Services
6,617 visits/mo
0.3 miles
M&T Bank
Shops & Services
1,685 visits/mo
0.2 miles
Demographics for 16617, PA
2,655
Population
1,202
Households
2.2
Avg Household Size
41
Median Age
24%
College-Educated
96%
High-School Grad
1.5 sq mi
ZIP Area
1,770
Density / Sq Mi
$56,000
Median Household Income
$35,964
Median Earnings
$883
Median Rent
$133,500
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?
Conventional restaurant - Established restaurant property with a commercial kitchen, dining area, customer parking, and two restrooms.
Where is this conventional restaurant located?
The property is located at 400 Main St Bellwood, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 3,250 SF restaurant building on a 0.42‑acre corner parcel; Additional lot included for parking, expansion, or future development; Fully equipped commercial kitchen with refrigeration and specialty restaurant equipment
