Operational Restaurant with
For Sale
Contact for pricing
631 5th Avenue, New Brighton, PA 15066
Real estate includes a liquor license, FF&E, and an established operating business.
Property Size4,000 SF
Price / SF$237.50
Days on Market14
Property Features for 631 5th Avenue
General Information
Standard status
Active
Size
4,000 SF
Class
A
Property subtype
Retail
Restaurant
Patio
Yes
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Year Renovated
2025
Listing Agency:
McCormick Real Estate & Management
(412) 212-1270
Listed By:
Michele Sipe · License #PA RS328453
Source:
Crexi
Added: Aug 9
Changed: Aug 21
Last Checked: Aug 21 at 10:07PM
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 McCormick Real Estate & Management
Investment Insights
Based on property information with market context.
This offering combines restaurant real estate with an operating business, including FF&E, a liquor license, and experienced staff. The property is identified as a conventional restaurant and includes bar operations.
The address is 631 5th Avenue in New Brighton, Pennsylvania, within ZIP code 15066. The sale includes the established business along with the real estate and associated operating components.
The address is 631 5th Avenue in New Brighton, Pennsylvania, within ZIP code 15066. The sale includes the established business along with the real estate and associated operating components.
Key Highlights
- Real estate included with an established restaurant and bar business
- Liquor license included in the offering
- FF&E included
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
$43,200
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
4.55%
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%
$864,000
$864.0K
Cap Rate 7%
$617,143
$617.1K
Cap Rate 9%
$480,000
$480.0K
Market Conditions
NOI Build-Up for 4,000 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
$60.0K $15.00/SF
− Vacancy
−$2.4K −$0.60/SF
EGI
$57.6K $14.40/SF
− OpEx
−$14.4K −$3.60/SF
NOI
$43.2K $10.80/SF
Area
Beaver County, PA
Vacancy
4.00%
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%
$864,000
Cap Rate 7%
$617,143
Cap Rate 9%
$480,000
Alternative Uses
Best Use
Specialty Retail
$617.1K
$540.0K – $720.0K
NOI $43,200 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$891.5K – $1.19M
NOI $71,320 @ 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
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
41k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Dining 28%
Beauty & Spa 1%
Groceries 1%
Speedway
Shops & Services
13,457 visits/mo
0.2 miles
Dollar General
Shops & Services
6,767 visits/mo
0.2 miles
Arby's
Dining
5,326 visits/mo
0.2 miles
Huntington Bank
Shops & Services
3,659 visits/mo
0.2 miles
Brighton Hot Dog Shoppe
Dining
3,293 visits/mo
0.4 miles
Demographics for 15066, PA
12,126
Population
6,019
Households
2
Avg Household Size
44
Median Age
21%
College-Educated
94%
High-School Grad
21.6 sq mi
ZIP Area
561
Density / Sq Mi
$58,277
Median Household Income
$41,684
Median Earnings
$771
Median Rent
$138,700
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 - Real estate includes a liquor license, FF&E, and an established operating business.
Where is this conventional restaurant located?
The property is located at 631 5th Avenue New Brighton, PA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Real estate included with an established restaurant and bar business; Liquor license included in the offering; FF&E included
