Established Breakfast Diner with Countryside
For Sale
$795,000
6965 Interchange Road, Lehighton, PA 18235
Operating diner with a maintained kitchen, inviting dining room, and a limited weekly service schedule.
Property Size1,714 SF
Lot Size2.00 Acres
Price / SF$463.83
Days on Market35
Property Features for 6965 Interchange Road
General Information
Standard status
Active
Size
1,714 SF
Lot size
2.00 Acres
Additional Details
Business Included
Yes
Road Access
Yes
Seating Capacity
78
Taxes and HOA fees
Annual Taxes
$6,871
Listing Agency:
RE/MAX Real Estate
(215) 776-1613
Listed By:
Janice B. Steckel
(215) 776-1613
Source:
Exprealty
Added: Jul 8
Changed: Aug 11
Last Checked: Aug 11 at 6:10AM
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.
Country View Diner is an operating breakfast and diner business with associated real estate on a 2-acre property. The facility accommodates 78 guests and includes a well-organized kitchen alongside a dining room featuring a John Deere-inspired interior theme. The building has been maintained, and the business has operated for 30 years under dedicated ownership.
Service currently runs Wednesday through Sunday from 7 AM to 2 PM, representing a 35-hour workweek. The property sits on State Route 209 near Beltzville Lake, a Country Junction store location, Blue Mountain, and several state parks. Countryside views and the size of the parcel provide additional physical characteristics for a future operator to evaluate, including the possibility of expanded use or added amenities.
Service currently runs Wednesday through Sunday from 7 AM to 2 PM, representing a 35-hour workweek. The property sits on State Route 209 near Beltzville Lake, a Country Junction store location, Blue Mountain, and several state parks. Countryside views and the size of the parcel provide additional physical characteristics for a future operator to evaluate, including the possibility of expanded use or added amenities.
Key Highlights
- Operating diner business with 30 years of history
- 78‑seat dining operation
- Wednesday through Sunday service, 7 AM to 2 PM
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
$23,571
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
2.96%
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%
$471,420
$471.4K
Cap Rate 7%
$336,729
$336.7K
Cap Rate 9%
$261,900
$261.9K
Market Conditions
NOI Build-Up for 1,714 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
$32.9K $19.20/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$31.4K $18.34/SF
− OpEx
−$7.9K −$4.58/SF
NOI
$23.6K $13.75/SF
Area
Carbon County, PA
Vacancy
4.50%
Lease Rate
$19.20 /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%
$471,420
Cap Rate 7%
$336,729
Cap Rate 9%
$261,900
Alternative Uses
Best Use
Specialty Retail
$336.7K
$294.6K – $392.9K
NOI $23,571 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
14k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Home Improvements & Furnishings 30%
Dollar General
Shops & Services
6,384 visits/mo
0.2 miles
Ashley
Home Improvements & Furnishings
4,105 visits/mo
0.5 miles
Sunoco
Shops & Services
3,248 visits/mo
0.4 miles
Demographics for 18235, PA
19,139
Population
8,796
Households
2.2
Avg Household Size
47
Median Age
19%
College-Educated
89%
High-School Grad
86.9 sq mi
ZIP Area
220
Density / Sq Mi
$72,626
Median Household Income
$44,418
Median Earnings
$1,003
Median Rent
$218,000
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.
Similar Off Market Nearby
- Country View Diner — 6965 Interchange Rd, Lehighton, PA 18235
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Operating diner with a maintained kitchen, inviting dining room, and a limited weekly service schedule.
Where is this breakfast & diner located?
The property is located at 6965 Interchange Road Lehighton, PA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Operating diner business with 30 years of history; 78‑seat dining operation; Wednesday through Sunday service, 7 AM to 2 PM
