Building Details

Building Size 2,795 SF

Year Built 1980

Units 1

Listing Agency: Cowanesque Lake Realty LLC b***@cowanesquelakerealty.com Show Phone

Listed By: Brandon Hackett Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 14 Last Checked: Aug 29 at 10:24AM

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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 Cowanesque Lake Realty LLC

Investment Insights

Based on property information with market context.

This commercial property features a well-established restaurant and ice cream business that has been a local favorite for over 20 years. The property benefits from high visibility on SR 49, with over 150 feet of road frontage. The kitchen is clean and orderly and includes a walk-in cooler and a walk-in freezer. The building is equipped with central air, a fire extinguisher system, and handicap-accessible restrooms. A large paved parking lot is available. New electric has been installed. The property is being sold with inventory and equipment, subject to an agreed-upon offer. Financial records will be made available to qualified buyers who sign a confidentiality statement. The property is located at 7736 Route 49, Osceola Twp, PA 16942.

Key Highlights

• Well‑established restaurant and ice cream business with a 20+ year operating history.
• High visibility location on SR 49 with over 150' of road frontage.
• Sale includes inventory and equipment.

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

$22,964

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

5.74%

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%

$459,280 $459.3K

Cap Rate 7%

$328,057 $328.1K

Cap Rate 9%

$255,156 $255.2K

Market Conditions

NOI Build-Up for 2,795 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

$34.2K $12.24/SF

− Vacancy

−$3.6K −$1.29/SF

EGI

$30.6K $10.95/SF

− OpEx

−$7.7K −$2.74/SF

NOI

$23.0K $8.22/SF

Area

Tioga County, PA

Vacancy

10.50%

Lease Rate

$12.24 /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%

$459,280

Cap Rate 7%

$328,057

Cap Rate 9%

$255,156

Alternative Uses

Best Use

Specialty Retail

$328.1K

$287.1K – $382.7K (±1% cap)

NOI $22,964 @ 7.0% cap · market cap 5.74%

Second Best

Retail

$206.7K

$180.9K – $241.2K (±1% cap)

NOI $14,472 @ 7.0% cap · market cap 3.62%

Theoretical Best

Healthcare Medical

$476.1K

$416.6K – $555.5K (±1% cap)

NOI $33,328 @ 7.0% cap · market cap 8.33%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

Suggested Use

Top Pick Building Supply Electrical Service Plumbing Service Hair Salon Restaurant Nail Salon

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

34

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16942, PA

716

Population

386

Households

1.9

Avg Household Size

46

Median Age

11%

College-Educated

90%

High-School Grad

21.4 sq mi

ZIP Area

33

Density / Sq Mi

$50,982

Median Household Income

$42,277

Median Earnings

$817

Median Rent

$132,700

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 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?

Restaurant - Well-maintained restaurant and ice cream business with high visibility.

Where is this restaurant located?

The property is located at 7736 Route 49 Osceola, PA.

What is the asking price?

The asking price for this property is $399,900.

What are key features of this property?

This property features: Well‑established restaurant and ice cream business with a 20+ year operating history.; High visibility location on SR 49 with over 150' of road frontage.; Sale includes inventory and equipment.