Conventional Restaurant with
For Sale
$350,000
615 Ragers Hill Rd, South Fork, PA 15956
Established food-and-beverage setup includes a liquor license, commercial kitchen, dining area, and catering equipment.
Property Size2,916 SF
Lot Size0.50 Acres
Price / SF$120.03
Days on Market308
Property Features for 615 Ragers Hill Rd
General Information
Standard status
Active
Size
2,916 SF
Lot size
0.50 Acres
Restaurant
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,946
Building Details
Buildings
1
Stories
2
Listing Agency:
CENTURY 21 ALL SERVICE, INC.
(814) 244-5944
Listed By:
Scott Morris
(814) 244-5944
Source:
Exprealty
Added: Oct 27, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:43AM
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 CENTURY 21 ALL SERVICE, INC.
Investment Insights
Based on property information with market context.
This conventional restaurant property includes an operating food-and-beverage setup with a commercial kitchen, dedicated dining room, and bar seating for 16 guests. The offering also includes an R-Liquor License and a tagalong cooker/smoker for catering operations. The building occupies a 1/2-acre parcel that provides on-site parking, supporting both regular dining and event-related use.
The property is located in the Forest Hills School District. A second-floor apartment remains an unfinished component that could be completed as an additional space, subject to applicable approvals and construction requirements.
The property is located in the Forest Hills School District. A second-floor apartment remains an unfinished component that could be completed as an additional space, subject to applicable approvals and construction requirements.
Key Highlights
- R‑Liquor License included
- Commercial kitchen and dedicated dining room
- Bar seating for 16 guests
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
$29,360
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
8.39%
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%
$587,200
$587.2K
Cap Rate 7%
$419,429
$419.4K
Cap Rate 9%
$326,222
$326.2K
Market Conditions
NOI Build-Up for 2,916 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
$43.7K $15.00/SF
− Vacancy
−$4.6K −$1.58/SF
EGI
$39.1K $13.43/SF
− OpEx
−$9.8K −$3.36/SF
NOI
$29.4K $10.07/SF
Area
Cambria County, PA
Vacancy
10.50%
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%
$587,200
Cap Rate 7%
$419,429
Cap Rate 9%
$326,222
Alternative Uses
Best Use
Specialty Retail
$419.4K
$367.0K – $489.3K
NOI $29,360 @ 7.0% cap · market cap 8.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$879.8K
$769.8K – $1.03M
NOI $61,586 @ 7.0% cap · market cap 17.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15956, PA
2,626
Population
1,293
Households
2
Avg Household Size
44
Median Age
11%
College-Educated
91%
High-School Grad
8.2 sq mi
ZIP Area
320
Density / Sq Mi
$52,679
Median Household Income
$38,191
Median Earnings
$696
Median Rent
$75,400
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 food-and-beverage setup includes a liquor license, commercial kitchen, dining area, and catering equipment.
Where is this conventional restaurant located?
The property is located at 615 Ragers Hill Rd South Fork, PA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: R‑Liquor License included; Commercial kitchen and dedicated dining room; Bar seating for 16 guests
