Corner Three-Story Restaurant
For Sale
$1,400,000
812 W Lancaster Avenue, Bryn Mawr, PA 19010
Detached corner building with a former 120-seat restaurant on the first floor and three levels total.
Property Size5,920 SF
Price / SF$236.49
Days on Market242
Property Features for 812 W Lancaster Avenue
General Information
Standard status
Active
Size
5,920 SF
Property subtype
Commercial
Lease Term
[]
Building Details
Year Built
1920
Stories
3
Listing Agency:
BHHS Fox & Roach-Haverford
Listed By:
Christie Paine · License #AB067297
(610) 420-2227
Source:
Deepcreeklake
Added: Jan 6
Changed: Sep 5
Last Checked: Sep 5 at 9:01AM
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 BHHS Fox & Roach-Haverford
Investment Insights
Based on property information with market context.
This property is a single detached corner building with three floors and a total of 5,920 square feet. The first floor was previously operated as a restaurant with 120 seats. The building is being sold as-is and needs rehab.
Public meter parking is available behind a movie theatre. The property is in Bryn Mawr and is near the library, across from WSFS Bank, and close to PNC Bank, the post office, Bryn Mawr Hospital, new development, and two public parking lots.
For buyers or operators looking for a multi-level site with an existing restaurant layout on the first floor, this building offers a defined starting point for re-tenanting or redevelopment. With parking options nearby and multiple nearby services and employers, it can support a range of food and beverage concepts, subject to renovation and any required approvals. The sale includes the property in its current condition, so budgeting for repairs and upgrades is an important part of the due diligence process.
Public meter parking is available behind a movie theatre. The property is in Bryn Mawr and is near the library, across from WSFS Bank, and close to PNC Bank, the post office, Bryn Mawr Hospital, new development, and two public parking lots.
For buyers or operators looking for a multi-level site with an existing restaurant layout on the first floor, this building offers a defined starting point for re-tenanting or redevelopment. With parking options nearby and multiple nearby services and employers, it can support a range of food and beverage concepts, subject to renovation and any required approvals. The sale includes the property in its current condition, so budgeting for repairs and upgrades is an important part of the due diligence process.
Key Highlights
- Detached corner building built in 1920 with 3 floors and a total of 5,920 sq ft
- First‑floor former restaurant with seating capacity for 120
- Public meter parking available behind the movie theatre
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
$76,084
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
5.43%
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%
$1,521,680
$1.5M
Cap Rate 7%
$1,086,914
$1.1M
Cap Rate 9%
$845,378
$845.4K
Market Conditions
NOI Build-Up for 5,920 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
$106.6K $18.00/SF
− Vacancy
−$5.1K −$0.86/SF
EGI
$101.4K $17.14/SF
− OpEx
−$25.4K −$4.28/SF
NOI
$76.1K $12.85/SF
Area
Delaware County, PA
Vacancy
4.80%
Lease Rate
$18.00 /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%
$1,521,680
Cap Rate 7%
$1,086,914
Cap Rate 9%
$845,378
Alternative Uses
Best Use
Specialty Retail
$1.09M
$951.1K – $1.27M
NOI $76,084 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,642 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,033
Businesses Nearby
176k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Groceries 27%
Dining 16%
Office Supplies 6%
ACME Markets
Groceries
40,249 visits/mo
0.4 miles
Wawa
Shops & Services
32,915 visits/mo
0.3 miles
Sunoco
Shops & Services
18,075 visits/mo
0.1 miles
Staples
Office Supplies
10,644 visits/mo
0.2 miles
Starbucks
Dining
8,505 visits/mo
0.1 miles
Demographics for 19010, PA
21,270
Population
8,520
Households
2.5
Avg Household Size
38
Median Age
77%
College-Educated
98%
High-School Grad
8.5 sq mi
ZIP Area
2,502
Density / Sq Mi
$143,986
Median Household Income
$61,732
Median Earnings
$1,890
Median Rent
$788,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Detached corner building with a former 120-seat restaurant on the first floor and three levels total.
Where is this conventional restaurant located?
The property is located at 812 W Lancaster Avenue Bryn Mawr, PA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Detached corner building built in 1920 with 3 floors and a total of 5,920 sq ft; First‑floor former restaurant with seating capacity for 120; Public meter parking available behind the movie theatre
