Well-Established Country Diner For
For Sale
$795,000
6965 Interchange Road, Lehighton, PA 18235
CommercialSale, Towamensing Twp, PA
Property Size1,714 SF
Lot Size2.07 Acres
Price / SF$463.83
Days on Market47
Property Features for 6965 Interchange Road
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
Palmerton
Middle school district
Palmerton
High school district
Palmerton
Directions
PA Turnpike exit 74 to 209 N. Property on 209 N.
Subdivision
Towamensing
Standard status
Active
APN
27-56-A18.02
Size
1,714 SF
Lot size
2.07 Acres
Taxes and HOA fees
Tax Annual Amount
6872
Utilities
Heating system
Electric (Heating)
Cooling system
Ductless
Building Details
Year built
1980
Building materials
Masonry, MetalSiding, Stone, VinylSiding
Listing Agency:
RE/MAX Real Estate · RE/MAX International
(610) 770-9000
Listed By:
Janice B. Steckel
(215) 776-1613
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 23 at 2:06PM
MLS# 780267
Copyright © 2026 Greater Lehigh Valley 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.
Country View Diner is a well-established, operating restaurant built for consistency, with an indoor dining layout that seats 78 guests. The kitchen is described as tidy, well laid out, organized, and maintained in an “absolutely pristine” condition. Service is currently scheduled Wednesday through Sunday from 7:00 AM to 2:00 PM, offering a streamlined operating rhythm. The owner-operator has operated the business for 30 years and is ready to move on, creating an opportunity for a new owner to continue the concept or adjust the operation as desired.
The property is located on State Route 209 in Towamensing Twp, Carbon County, Pennsylvania, at 6965 Interchange Road. The site is positioned for strong visibility and includes sweeping countryside views. The area is noted as being near Beltzville Lake, a Country Junction store location, Blue Mountain, and nearby state parks.
From a tenant/operator perspective, this is a ready-to-run diner operation with a proven schedule, established seating capacity, and maintained improvements. The 2.07-acre lot also provides room to consider expanded use or added amenities while keeping the existing diner facility as the core business. The seller’s stated goal is a smooth transition for the next owner to step in and continue operations.
The property is located on State Route 209 in Towamensing Twp, Carbon County, Pennsylvania, at 6965 Interchange Road. The site is positioned for strong visibility and includes sweeping countryside views. The area is noted as being near Beltzville Lake, a Country Junction store location, Blue Mountain, and nearby state parks.
From a tenant/operator perspective, this is a ready-to-run diner operation with a proven schedule, established seating capacity, and maintained improvements. The 2.07-acre lot also provides room to consider expanded use or added amenities while keeping the existing diner facility as the core business. The seller’s stated goal is a smooth transition for the next owner to step in and continue operations.
Key Highlights
- Country View Diner operates Wednesday through Sunday, 7 AM to 2 PM, with seating for 78
- Streamlined 35‑hour workweek with current hours and seating supporting existing daily service
- 2‑acre lot provides space for potential expanded use and added amenities
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
Highway access
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
10k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Home Improvements & Furnishings 39%
Dollar General
Shops & Services
6,384 visits/mo
0.2 miles
Ashley
Home Improvements & Furnishings
4,105 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
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Similar Off Market Nearby
- Country View Diner — 6965 Interchange Rd, Lehighton, PA 18235
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Turnkey diner with 78-seat dining area and well-maintained kitchen on a 2-acre highly visible site.
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: Country View Diner operates Wednesday through Sunday, 7 AM to 2 PM, with seating for 78; Streamlined 35‑hour workweek with current hours and seating supporting existing daily service; 2‑acre lot provides space for potential expanded use and added amenities
