Restaurant with Patio Overlooking PNC
For Sale
Contact for pricing
6 Radcliffe Drive, Moosic, PA 18507
Family-style Italian liquor-based restaurant featuring a seventy-five-seat patio and a very active hospitality area near major travel routes.
Property Size5,600 SF
Price / SF$236.61
Days on Market79
Property Features for 6 Radcliffe Drive
General Information
Standard status
Active
Size
5,600 SF
Total Parking Spaces
77
Property subtype
Retail
Zoning
Planned Development Zone
Site & Location
Traffic Count
80,000 vehicles/day
Highway Access
Yes
Additional Details
Patio
Yes
Building Details
Year Built
1980
Tenancy
Single
Listing Agency:
Hinerfeld Commercial Real Estate
Listed By:
Shannon Trivett · License #PA RS365866
Source:
Crexi
Added: Jun 18
Changed: Sep 4
Last Checked: Sep 2 at 2:24PM
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 Hinerfeld Commercial Real Estate
Investment Insights
Based on property information with market context.
This conventional restaurant offers a family-style Italian, liquor-based concept and includes a seventy-five-seat patio area overlooking PNC Field. The property is sized at 5,600 SF and is described as an absolutely beautiful building with patio dining.
The restaurant is positioned among three nearby hotels: Towne Place Suites, Fairfield Inn & Suites, and Spring Hill Suites. It is minutes from Interstate Highway 81 (ADT of 80,000) and is across the street from The Shoppes at Montage Mountain.
For operators seeking strong local lodging and retail adjacency, this site combines an outdoor patio setting with proximity to major highway access and a nearby large shopping center.
The restaurant is positioned among three nearby hotels: Towne Place Suites, Fairfield Inn & Suites, and Spring Hill Suites. It is minutes from Interstate Highway 81 (ADT of 80,000) and is across the street from The Shoppes at Montage Mountain.
For operators seeking strong local lodging and retail adjacency, this site combines an outdoor patio setting with proximity to major highway access and a nearby large shopping center.
Key Highlights
- 5,600 SF conventional restaurant with Italian liquor‑based concept
- Seventy‑five‑seat patio overlooking PNC Field
- Located among Towne Place Suites, Fairfield Inn & Suites, and Spring Hill Suites
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
$60,354
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
4.56%
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%
$1,207,080
$1.2M
Cap Rate 7%
$862,200
$862.2K
Cap Rate 9%
$670,600
$670.6K
Market Conditions
NOI Build-Up for 5,600 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
$84.0K $15.00/SF
− Vacancy
−$3.5K −$0.63/SF
EGI
$80.5K $14.37/SF
− OpEx
−$20.1K −$3.59/SF
NOI
$60.4K $10.78/SF
Area
Lackawanna 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%
$1,207,080
Cap Rate 7%
$862,200
Cap Rate 9%
$670,600
Alternative Uses
Best Use
Specialty Retail
$862.2K
$754.4K – $1.01M
NOI $60,354 @ 7.0% cap · market cap 4.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,497 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
80,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
213k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Leisure 37%
Dining 36%
Apparel 11%
Shops & Services 6%
Cinemark 20
Leisure
78,196 visits/mo
0.3 miles
Panera Bread
Dining
16,216 visits/mo
0.2 miles
LongHorn Steakhouse
Dining
15,208 visits/mo
0.3 miles
Starbucks
Dining
13,358 visits/mo
0.1 miles
Exxon
Shops & Services
12,529 visits/mo
0.5 miles
Demographics for 18507, PA
4,968
Population
2,362
Households
2.1
Avg Household Size
49
Median Age
37%
College-Educated
94%
High-School Grad
9.6 sq mi
ZIP Area
518
Density / Sq Mi
$73,958
Median Household Income
$50,221
Median Earnings
$1,284
Median Rent
$242,200
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 - Family-style Italian liquor-based restaurant featuring a seventy-five-seat patio and a very active hospitality area near major travel routes.
Where is this conventional restaurant located?
The property is located at 6 Radcliffe Drive Moosic, PA.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: 5,600 SF conventional restaurant with Italian liquor‑based concept; Seventy‑five‑seat patio overlooking PNC Field; Located among Towne Place Suites, Fairfield Inn & Suites, and Spring Hill Suites
