Convenience Store with
For Sale
$399,900
402 WILLOW STREET, Highspire, PA 17034
Convenience store offering retail sales floor, back-of-house space, and nine exterior parking spaces.
Property Size1,750 SF
Lot Size0.09 Acres
Price / SF$228.51
Days on Market95
Property Features for 402 WILLOW STREET
General Information
Standard status
Active
Size
1,750 SF
Total Parking Spaces
9
Lot size
0.09 Acres
Property subtype
Business
Additional Details
Business Included
Yes
Building Details
Year Built
1960
Listing Agency:
EXP Realty, LLC
(888) 397-7352
Listed By:
Eugene Prentice · License #RS357211
(347) 356-5321
Source:
Cummingsrealtors
Added: Jun 3
Changed: Sep 4
Last Checked: Sep 4 at 5:33AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This convenience store property includes both real estate and business assets, and is presented for sale as an operating retail establishment. The interior features a sales floor designed for customer interaction, along with a behind-the-counter area with seating and storage. Additional back-of-house space includes a rear storage area, a private bathroom, a utility room, a private office/computer room, and a sink/wash area.
The property includes an exterior customer parking area with nine parking spaces and sits on a 0.09-acre lot. The store’s product and service offering includes clothing, food, snacks, beverages, tobacco products, ATMs, lottery tickets, Pennsylvania Skill games, and U-Haul services.
Showings are scheduled during business hours. Financial information is available to qualified buyers.
The property includes an exterior customer parking area with nine parking spaces and sits on a 0.09-acre lot. The store’s product and service offering includes clothing, food, snacks, beverages, tobacco products, ATMs, lottery tickets, Pennsylvania Skill games, and U-Haul services.
Showings are scheduled during business hours. Financial information is available to qualified buyers.
Key Highlights
- Retail property built in 1960 with approx. 1,700 SF interior on a 0.09‑acre lot
- Convenience store includes sales floor plus behind‑the‑counter area with seating and storage
- Back‑of‑house space includes rear storage, private bathroom, utility room, and sink/wash area
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
$17,548
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
4.39%
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%
$350,960
$351.0K
Cap Rate 7%
$250,686
$250.7K
Cap Rate 9%
$194,978
$195.0K
Market Conditions
NOI Build-Up for 1,750 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
$26.3K $15.00/SF
− Vacancy
−$1.2K −$0.68/SF
EGI
$25.1K $14.33/SF
− OpEx
−$7.5K −$4.30/SF
NOI
$17.5K $10.03/SF
Area
Dauphin County, PA
Vacancy
4.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$350,960
Cap Rate 7%
$250,686
Cap Rate 9%
$194,978
Alternative Uses
Best Use
Specialty Retail
$3.22M
$2.82M – $3.76M
NOI $225,619 @ 7.0% cap · market cap 56.42%
Second Best
Retail
$250.7K
$219.4K – $292.5K
NOI $17,548 @ 7.0% cap · market cap 4.39%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
196
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
8,976 visits/mo
0.2 miles
Demographics for 17034, PA
2,765
Population
1,553
Households
1.8
Avg Household Size
40
Median Age
20%
College-Educated
92%
High-School Grad
0.8 sq mi
ZIP Area
3,456
Density / Sq Mi
$51,717
Median Household Income
$41,868
Median Earnings
$993
Median Rent
$120,100
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?
Grocery and convenience store - Convenience store offering retail sales floor, back-of-house space, and nine exterior parking spaces.
Where is this grocery and convenience store located?
The property is located at 402 WILLOW STREET Highspire, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Retail property built in 1960 with approx. 1,700 SF interior on a 0.09‑acre lot; Convenience store includes sales floor plus behind‑the‑counter area with seating and storage; Back‑of‑house space includes rear storage, private bathroom, utility room, and sink/wash area
