Building Details

Year Built 1939

Listing Agency: Lewith & Freeman, Kingston

Listed By: Gregory Barrouk Show Phone

Source: Nepahousehunt

Added: Jul 21 Changed: Sep 8 Last Checked: Sep 7 at 4:30PM

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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 Lewith & Freeman, Kingston

Investment Insights

Based on property information with market context.

Bear Creek Inne is a historic estate built in 1939, set on 2.83 acres. The property includes a restaurant, a single-family residence with two bedrooms above it, and a separate standalone residence with one bedroom and one bathroom, along with a two-car garage. The existing configuration supports uses ranging from hospitality and live/work concepts to an estate-style layout.

The property is located at 5501 Bear Creek Blvd in Bear Creek, PA, offering a single-landmark site with multiple structures and built-in residential space alongside the restaurant component.

For buyers or operators looking for a unique, mixed-use estate layout, Bear Creek Inne provides a restaurant plus dedicated residential living options on one parcel.

Key Highlights

• Bear Creek Inne historic estate built in 1939
• 2.83‑acre property with on‑site restaurant
• Single‑family residence with two bedrooms above the restaurant

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

$64,665

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

8.09%

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%

$1,293,300 $1.3M

Cap Rate 7%

$923,786 $923.8K

Cap Rate 9%

$718,500 $718.5K

Market Conditions

NOI Build-Up for 6,000 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

$90.0K $15.00/SF

− Vacancy

−$3.8K −$0.63/SF

EGI

$86.2K $14.37/SF

− OpEx

−$21.6K −$3.59/SF

NOI

$64.7K $10.78/SF

Area

Luzerne County, PA

Vacancy

4.20%

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%

$1,293,300

Cap Rate 7%

$923,786

Cap Rate 9%

$718,500

Alternative Uses

Best Use

Hotel Hospitality

$1.13M

$987.5K – $1.32M (±1% cap)

NOI $79,002 @ 7.0% cap · market cap 9.89%

Second Best

Specialty Retail

$923.8K

$808.3K – $1.08M (±1% cap)

NOI $64,665 @ 7.0% cap · market cap 8.09%

Theoretical Best

Office A

$1.90M

$1.66M – $2.22M (±1% cap)

NOI $133,056 @ 7.0% cap · market cap 16.65%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

Suggested Use

Top Pick Electrical Service Building Supply Restaurant Bed & Breakfast

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 18602, PA

291

Population

171

Households

1.7

Avg Household Size

53

Median Age

72%

College-Educated

99%

High-School Grad

1.9 sq mi

ZIP Area

153

Density / Sq Mi

$172,500

Median Household Income

$101,176

Median Earnings

$1,750

Median Rent

$365,500

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Bear Creek Inne is a historic property built in 1939 with an on-site restaurant and multiple residences.

Where is this conventional restaurant located?

The property is located at 5501 Bear Creek Blvd Bear Creek, PA.

What is the asking price?

The asking price for this property is $799,000.

What are key features of this property?

This property features: Bear Creek Inne historic estate built in 1939; 2.83‑acre property with on‑site restaurant; Single‑family residence with two bedrooms above the restaurant