Building Details

Year Built 1900

Listing Agency: Howard Hanna The Frederick Group

Listed By: Latidia D Fisher Show Phone

Source: Kandorre

Added: Jun 11 Changed: Sep 11 Last Checked: Sep 16 at 1:20AM

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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 Howard Hanna The Frederick Group

Investment Insights

Based on property information with market context.

This versatile commercial property combines a restaurant and event space with dedicated office space. The interior is described as spacious, supported by high ceilings for an open, gathering-friendly feel. Two half bathrooms are included for convenient guest and staff use, and the property is cleared C/O, which can help streamline occupancy planning for a new operator.

Located at 754 Cherokee St in Fountain Hill, PA, the property also offers ample onsite parking, an important practical feature for restaurants and private events where guests may arrive at different times. The layout is positioned to support gatherings, celebrations, and community-style events.

For buyers and tenants, the combination of hospitality/event space plus on-site office space can fit a range of operating models, including dining, private events, catering, entertainment, or a mixed-use business concept. Those looking for a setup that can handle both front-of-house activity and day-to-day administration may find the current configuration useful as a starting point for buildout planning and operational flow.

Key Highlights

• Restaurant and event venue with office space and high ceilings
• Includes two half bathrooms for added convenience
• Ample onsite parking

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

$23,224

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

6.11%

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%

$464,480 $464.5K

Cap Rate 7%

$331,771 $331.8K

Cap Rate 9%

$258,044 $258.0K

Market Conditions

NOI Build-Up for 2,239 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

$33.6K $15.00/SF

− Vacancy

−$2.6K −$1.17/SF

EGI

$31.0K $13.83/SF

− OpEx

−$7.7K −$3.46/SF

NOI

$23.2K $10.37/SF

Area

Northampton County, PA

Vacancy

7.80%

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%

$464,480

Cap Rate 7%

$331,771

Cap Rate 9%

$258,044

Alternative Uses

Best Use

Specialty Retail

$331.8K

$290.3K – $387.1K (±1% cap)

NOI $23,224 @ 7.0% cap · market cap 6.11%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$424.7K

$371.6K – $495.5K (±1% cap)

NOI $29,727 @ 7.0% cap · market cap 7.82%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Suggested Use

Top Pick Law Firm Auto Parts Store (Bike/Boat/Book/etc) Store Bakery Big Box & Wholesale Store Travel Agency

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

Location Intelligence

Trade Area within ½ mile

1,659

Businesses Nearby

47k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 81% Shops & Services 19%

McDonald's Dining

23,780 visits/mo 0.3 miles

Wendy's Dining

14,468 visits/mo 0.5 miles

TD Bank Shops & Services

6,181 visits/mo 0.3 miles

AutoZone Shops & Services

2,935 visits/mo 0.3 miles

Demographics for 18015, PA

33,286

Population

12,867

Households

2.6

Avg Household Size

32

Median Age

31%

College-Educated

87%

High-School Grad

23.2 sq mi

ZIP Area

1,435

Density / Sq Mi

$58,470

Median Household Income

$32,703

Median Earnings

$1,310

Median Rent

$243,100

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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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Restaurant and event venue with office space, high ceilings, two half bathrooms, and ample onsite parking.

Where is this conventional restaurant located?

The property is located at 754 Cherokee St Fountain Hill, PA.

What is the asking price?

The asking price for this property is $380,000.

What are key features of this property?

This property features: Restaurant and event venue with office space and high ceilings; Includes two half bathrooms for added convenience; Ample onsite parking