Building Details

Floors in Building 2

Listing Agency: CENTURY 21 ALL SERVICE, INC. · Century 21 Real Estate g***@aol.com Show Phone

Listed By: Scott Morris Show Phone

Added: Oct 27, 2025 Changed: Aug 19 Last Checked: Sep 10 at 9:06AM

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MLS# 96037602

Copyright © 2026 Cambria Somerset Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This conventional restaurant property includes a fully equipped kitchen, dining room, bar area with 16 stools, and catering equipment highlighted by a tagalong cooker/smoker. The building contains over 2,916 square feet and is situated on a 0.5-acre lot with parking area. An R-Liquor License is included, and the property is located within the Forest Hills School District. The site is zoned Residential and is offered with the existing restaurant, bar, and catering components.

Key Highlights

• Fully equipped 2,916+ SF restaurant building
• R‑Liquor License included
• Dining room and bar area with 16 bar stools

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 (±1% cap)

NOI $29,360 @ 7.0% cap · market cap 8.39%

Second Best

Industrial

$243.1K

$212.7K – $283.6K (±1% cap)

NOI $17,014 @ 7.0% cap · market cap 4.86%

Theoretical Best

Office A

$879.8K

$769.8K – $1.03M (±1% cap)

NOI $61,586 @ 7.0% cap · market cap 17.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Suggested Use

Top Pick Big Box & Wholesale Store Auto Repair Shop Restaurant Grocery & Convenience Store Food Market Bar & Pub

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

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

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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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?

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Conventional Restaurant with Bar

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Restaurant property with a fitted kitchen, dining room, bar seating, liquor license, and catering equipment.

Where is this conventional restaurant located?

The property is located at 615 Ragers Hill Road 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: Fully equipped 2,916+ SF restaurant building; R‑Liquor License included; Dining room and bar area with 16 bar stools