Established Restaurant with Outdoor
For Sale
Contact for pricing
641 Route 739, Lords Valley, PA 18428
Fully operational restaurant with American and European cuisine for sale.
Property Size1,500 SF
Price / SF$166.67
Days on Market352
Property Features for 641 Route 739
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Special Purpose
Listing Agency:
CENTURY 21 Country Lake Homes
Listed By:
Kira Rozman · License #PA
Source:
Crexi
Added: Sep 3, 2025
Changed: Aug 10
Last Checked: Aug 18 at 8:37PM
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 Country Lake Homes
Investment Insights
Based on property information with market context.
This is an established and fully operational country restaurant featuring American and European cuisine. The property includes both indoor and outdoor seating areas. The restaurant has new equipment and decor. The property size is 1500 square feet. The listing suggests that the location offers a great opportunity for business ownership and success.
Key Highlights
- Fully operational and established country restaurant.
- Includes all new equipment and decor.
- American and European kitchen.
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
$19,339
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
7.74%
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%
$386,780
$386.8K
Cap Rate 7%
$276,271
$276.3K
Cap Rate 9%
$214,878
$214.9K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$1.2K −$0.81/SF
EGI
$25.8K $17.19/SF
− OpEx
−$6.4K −$4.30/SF
NOI
$19.3K $12.89/SF
Area
Wayne County, PA
Vacancy
4.50%
Lease Rate
$18.00 /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%
$386,780
Cap Rate 7%
$276,271
Cap Rate 9%
$214,878
Alternative Uses
Best Use
Specialty Retail
$276.3K
$241.7K – $322.3K
NOI $19,339 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$365.8K
$320.0K – $426.7K
NOI $25,603 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
49k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Shops & Services 45%
McDonald's
Dining
26,806 visits/mo
0.2 miles
Sunoco
Shops & Services
20,642 visits/mo
0.2 miles
FedEx Office Print & Ship Center
Shops & Services
1,325 visits/mo
Demographics for 18428, PA
12,314
Population
9,606
Households
1.3
Avg Household Size
52
Median Age
30%
College-Educated
95%
High-School Grad
151.1 sq mi
ZIP Area
81
Density / Sq Mi
$75,463
Median Household Income
$37,573
Median Earnings
$1,195
Median Rent
$263,300
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 - Fully operational restaurant with American and European cuisine for sale.
Where is this conventional restaurant located?
The property is located at 641 Route 739 Lords Valley, PA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Fully operational and established country restaurant.; Includes all new equipment and decor.; American and European kitchen.
