Turnkey Pizza Restaurant and Income
For Sale
$2,650,000
601 Front Street, Catasauqua, PA 18032
Turnkey pizza restaurant sale includes real estate, FF&E, and liquor license, plus adjacent mixed-use rental income property.
Property Size9,584 SF
Days on Market106
Property Features for 601 Front Street
General Information
Standard status
Active
Size
9,584 SF
Property subtype
Apartment
Additional Details
Furnished
Yes
Business Included
Yes
Liquor License
Yes
Taxes and HOA fees
Annual Taxes
$8,470
Building Details
Building Size
9,584 SF
Year Built
1890
Listing Agency:
RE/MAX Real Estate
Listed By:
Jeffrey S. Adams · License #AB068781
(610) 770-9000
Source:
Bhhspaulfordrealtors
Added: May 28
Changed: Sep 8
Last Checked: Sep 10 at 5:55AM
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 Real Estate
Investment Insights
Based on property information with market context.
This sale offers a turnkey, well-established pizza restaurant that has served the Catasauqua community for over 40 years. The package includes the business, real estate, and all furniture, fixtures, and equipment, along with an R liquor license permitting Sunday sales and ready-to-drink alcoholic beverages. The current operation is presented as ready for a new owner to continue the legacy, with an included opportunity to expand online ordering, delivery, and digital marketing presence.
Also included is a neighboring investment property at 101 Pine Street. That building features a commercial tenant on the first floor with two residential apartments above, currently generating approximately $6,000 per month in gross rental income. Financial information is available to qualified buyers upon request.
Also included is a neighboring investment property at 101 Pine Street. That building features a commercial tenant on the first floor with two residential apartments above, currently generating approximately $6,000 per month in gross rental income. Financial information is available to qualified buyers upon request.
Key Highlights
- Pizza restaurant has served the Catasauqua community for over 40 years
- Sale includes business, real estate, all furniture, fixtures, and equipment (FF&E)
- R Liquor License included, permitting Sunday sales and ready‑to‑drink alcoholic beverages
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
$76,678
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
2.89%
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%
$1,533,560
$1.5M
Cap Rate 7%
$1,095,400
$1.1M
Cap Rate 9%
$851,978
$852.0K
Market Conditions
NOI Build-Up for 9,584 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
$110.4K $11.52/SF
− Vacancy
−$8.2K −$0.85/SF
EGI
$102.2K $10.67/SF
− OpEx
−$25.6K −$2.67/SF
NOI
$76.7K $8.00/SF
Area
Lehigh County, PA
Vacancy
7.40%
Lease Rate
$11.52 /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%
$1,533,560
Cap Rate 7%
$1,095,400
Cap Rate 9%
$851,978
Alternative Uses
Best Use
Specialty Retail
$1.10M
$958.5K – $1.28M
NOI $76,678 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$1.41M
$1.23M – $1.64M
NOI $98,655 @ 7.0% cap · market cap 3.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18032, PA
9,489
Population
4,142
Households
2.3
Avg Household Size
40
Median Age
30%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
4,745
Density / Sq Mi
$79,700
Median Household Income
$47,066
Median Earnings
$1,078
Median Rent
$213,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey pizza restaurant sale includes real estate, FF&E, and liquor license, plus adjacent mixed-use rental income property.
Where is this conventional restaurant located?
The property is located at 601 Front Street Catasauqua, PA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Pizza restaurant has served the Catasauqua community for over 40 years; Sale includes business, real estate, all furniture, fixtures, and equipment (FF&E); R Liquor License included, permitting Sunday sales and ready‑to‑drink alcoholic beverages
