Mixed-Use Drive-Through Restaurant
For Sale
$265,000
46 W Baltimore Ave, Clifton Heights, PA 19018
As-is mixed-use building with a ground-floor commercial space designed for drive-thru service and an upper level adaptable to two apartments.
Property Size2,000 SF
Price / SF$132.50
Days on Market48
Property Features for 46 W Baltimore Ave
General Information
Standard status
Active
Size
2,000 SF
Listing Agency:
RE/MAX Access
Listed By:
Ibrahim Khattab
(267) 709-9941
Source:
Kandorre
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 5 at 9:54AM
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 RE/MAX Access
Investment Insights
Based on property information with market context.
This mixed-use property is being sold AS-IS and includes a ground-floor commercial space and an upper level. The building is designed to accommodate a drive-thru, supporting quick-service concepts. The commercial unit is described as having visibility, easy access, and flexible layout options for food service use.
The upper level can be turned into two residential apartment units, creating an opportunity for additional rental income or live-work flexibility. The property is presented as a combination commercial-and-residential asset, suited to investors, owner-operators, or developers seeking both income streams in one location.
Overall, the site offers a straightforward two-level configuration: drive-thru-oriented commercial space below with a residential conversion option above.
The upper level can be turned into two residential apartment units, creating an opportunity for additional rental income or live-work flexibility. The property is presented as a combination commercial-and-residential asset, suited to investors, owner-operators, or developers seeking both income streams in one location.
Overall, the site offers a straightforward two-level configuration: drive-thru-oriented commercial space below with a residential conversion option above.
Key Highlights
- As‑is mixed‑use building with ground‑floor commercial space and an upper level adaptable to 2 apartment units
- Ground‑floor commercial layout designed to accommodate drive‑thru service
- Upper level can be turned into 2 residential apartment units for additional rental income or live‑work use
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
$21,921
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
8.27%
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%
$438,420
$438.4K
Cap Rate 7%
$313,157
$313.2K
Cap Rate 9%
$243,567
$243.6K
Market Conditions
NOI Build-Up for 2,000 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
$36.0K $18.00/SF
− Vacancy
−$4.7K −$2.34/SF
EGI
$31.3K $15.66/SF
− OpEx
−$9.4K −$4.70/SF
NOI
$21.9K $10.96/SF
Area
Delaware County, PA
Vacancy
13.01%
Lease Rate
$18.00 /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%
$438,420
Cap Rate 7%
$313,157
Cap Rate 9%
$243,567
Alternative Uses
Best Use
Specialty Retail
$367.2K
$321.3K – $428.4K
NOI $25,704 @ 7.0% cap · market cap 9.70%
Second Best
Multifamily LT 5
$313.2K
$274.0K – $365.4K
NOI $21,921 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$606.4K
$530.6K – $707.5K
NOI $42,447 @ 7.0% cap · market cap 16.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 19018, PA
23,664
Population
10,201
Households
2.3
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
2.7 sq mi
ZIP Area
8,764
Density / Sq Mi
$73,451
Median Household Income
$46,387
Median Earnings
$1,346
Median Rent
$215,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Drive through restaurant - As-is mixed-use building with a ground-floor commercial space designed for drive-thru service and an upper level adaptable to two apartments.
Where is this drive through restaurant located?
The property is located at 46 W Baltimore Ave Clifton Heights, PA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: As‑is mixed‑use building with ground‑floor commercial space and an upper level adaptable to 2 apartment units; Ground‑floor commercial layout designed to accommodate drive‑thru service; Upper level can be turned into 2 residential apartment units for additional rental income or live‑work use
