Seasonal Ice Cream
For Sale
$599,000
Pending
4325 N Delaware Drive, Mount Bethel, PA 18343
COMMERCIAL - Mount Bethel, PA
Property Size2,316 SF
Lot Size1.32 Acres
Days on Market102
Property Features for 4325 N Delaware Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Upper Mount Bethel Township
Standard status
Pending
APN
5969-08-5085-4430
Size
2,316 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Block: 11 /Lot: 3
Tax Annual Amount
3751
Legal Description
Block: 11 /Lot: 3
Building Details
Year built
1962
Floors in Building
1
Listing Agency:
TACM Commercial Realty Inc.
(570) 801-6170
Listed By:
Jennifer Mickens · License #RB068478
(570) 801-6170
Added: May 22
Changed: Aug 11
Last Checked: Aug 31 at 1:06AM
MLS# PM-141680
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,316-square-foot restaurant and ice cream property occupies 1.32 acres and was built in 1962. The sale includes the operating business, real estate, furniture, fixtures, and equipment. Improvements include a fitted kitchen with hood, walk-in refrigerator and freezer, storage areas, restrooms, indoor and outdoor seating, parking, and a children’s play area.
The seasonal operation offers homemade hard and soft ice cream along with paninis, salads, wraps, hoagies, burgers, fries, shakes, and sundaes. The property borders the Delaware River and is located near the Pocono Mountains, with Easton, Bethlehem, and the Bangor/Slate Belt area also identified in the surrounding regional context. The business has served the community for over 36 years and is currently open and operating.
The seasonal operation offers homemade hard and soft ice cream along with paninis, salads, wraps, hoagies, burgers, fries, shakes, and sundaes. The property borders the Delaware River and is located near the Pocono Mountains, with Easton, Bethlehem, and the Bangor/Slate Belt area also identified in the surrounding regional context. The business has served the community for over 36 years and is currently open and operating.
Key Highlights
- 2,316‑square‑foot restaurant and ice cream property on 1.32 acres
- Sale includes the operating business, real estate, furniture, fixtures, and equipment
- Kitchen includes hood, walk‑in refrigerator and freezer, and storage areas
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
$24,023
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
4.01%
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%
$480,460
$480.5K
Cap Rate 7%
$343,186
$343.2K
Cap Rate 9%
$266,922
$266.9K
Market Conditions
NOI Build-Up for 2,316 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
$34.7K $15.00/SF
− Vacancy
−$2.7K −$1.17/SF
EGI
$32.0K $13.83/SF
− OpEx
−$8.0K −$3.46/SF
NOI
$24.0K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
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%
$480,460
Cap Rate 7%
$343,186
Cap Rate 9%
$266,922
Alternative Uses
Best Use
Specialty Retail
$343.2K
$300.3K – $400.4K
NOI $24,023 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$439.3K
$384.4K – $512.5K
NOI $30,749 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18343, PA
3,819
Population
1,879
Households
2
Avg Household Size
52
Median Age
32%
College-Educated
95%
High-School Grad
20.4 sq mi
ZIP Area
187
Density / Sq Mi
$79,861
Median Household Income
$49,784
Median Earnings
$1,179
Median Rent
$274,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established seasonal operation with indoor and outdoor seating, kitchen infrastructure, and included business assets.
Where is this conventional restaurant located?
The property is located at 4325 N Delaware Drive Mount Bethel, PA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2,316‑square‑foot restaurant and ice cream property on 1.32 acres; Sale includes the operating business, real estate, furniture, fixtures, and equipment; Kitchen includes hood, walk‑in refrigerator and freezer, and storage areas
