Building Details

Year built 1980

Listing Agency: Cowanesque Lake Realty LLC Show Phone

Listed By: Brandon Hackett · License #10401336352 Show Phone

Added: Jun 14 Changed: Oct 21 Last Checked: Oct 29 at 9:06PM

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MLS# 31727592

Copyright © 2026 Northern Mountains of Pennsylvania MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

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Investment Insights

Based on property information with market context.

This 2,795-square-foot restaurant and ice cream operation occupies a 0.68-acre property in Osceola. The facility has served customers for over 20 years and includes a commercial kitchen, walk-in cooler, walk-in freezer, central air, and a fire extinguisher system. New electrical service, handicap-accessible restrooms, and a large paved parking area are also in place.

The property fronts Route 49 with over 150 feet of road frontage, providing direct exposure along the state route. The sale includes inventory and equipment subject to an agreed offer, giving the next operator an existing physical setup for restaurant and ice cream service.

Key Highlights

• 2,795‑square‑foot restaurant and ice cream business on 0.68 acres
• Over 150' of road frontage along SR 49
• Commercial kitchen with walk‑in cooler and walk‑in freezer

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$22,964

Cap Rate

5.74%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$459,280 $459.3K

Cap Rate 7%

$328,057 $328.1K

Cap Rate 9%

$255,156 $255.2K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,795 SF

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 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

Industrial

$233.0K

$203.9K – $271.8K (±1% cap)

NOI $16,308 @ 7.0% cap · market cap 4.08%

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. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

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.

Lease Details

Turnkey business

Opportunity

Yes

Highway access

Yes

Paved road access

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

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Established food-service property with dedicated kitchen systems, customer restrooms, and paved on-site parking.

Where is this conventional 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: 2,795‑square‑foot restaurant and ice cream business on 0.68 acres; Over 150' of road frontage along SR 49; Commercial kitchen with walk‑in cooler and walk‑in freezer