Turnkey Cafe and Catering
For Sale
Contact for pricing
84 Commerce Drive, Reading, PA 19610
Turnkey cafe and catering operation with a well-equipped kitchen located in the Village Square Shopping Center.
Property Size2,500 SF
Price / SF$220
Days on Market56
Property Features for 84 Commerce Drive
General Information
Standard status
Active
Size
2,500 SF
Class
B
Property subtype
Retail
Zoning
Commercial
Occupancy
100%
Building Details
Tenancy
Single
Listing Agency:
NAI Keystone Commercial & Industrial, LLC
Listed By:
Patrick Zerbe · License #RS356626
(610) 370-8507
Source:
Crexi
Added: Jul 22
Changed: Sep 8
Last Checked: Sep 15 at 4:09AM
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 NAI Keystone Commercial & Industrial, LLC
Investment Insights
Based on property information with market context.
Turnkey cafe and catering business for sale. The offering includes a cafe operation supported by a well-equipped kitchen, along with catering activity that generates a steady stream of orders. The business is presented as having an established reputation for quality, service, and culinary excellence, backed by a loyal customer base.
The business is situated in the Village Square Shopping Center at 84 Commerce Drive in Reading, PA 19610. The shopping center setting is described as providing easy accessibility to major business parks in the area. It also benefits from close proximity to a neighborhood that supports both walkability and driving customers.
Please note that the sale does not include the real estate. The listed property size is 2,500.
The business is situated in the Village Square Shopping Center at 84 Commerce Drive in Reading, PA 19610. The shopping center setting is described as providing easy accessibility to major business parks in the area. It also benefits from close proximity to a neighborhood that supports both walkability and driving customers.
Please note that the sale does not include the real estate. The listed property size is 2,500.
Key Highlights
- Turnkey cafe and catering business
- Well‑equipped kitchen
- Business located in the Village Square Shopping Center
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
$24,877
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
4.52%
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%
$497,540
$497.5K
Cap Rate 7%
$355,386
$355.4K
Cap Rate 9%
$276,411
$276.4K
Market Conditions
NOI Build-Up for 2,500 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
$35.1K $14.04/SF
− Vacancy
−$1.9K −$0.77/SF
EGI
$33.2K $13.27/SF
− OpEx
−$8.3K −$3.32/SF
NOI
$24.9K $9.95/SF
Area
Berks County, PA
Vacancy
5.50%
Lease Rate
$14.04 /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%
$497,540
Cap Rate 7%
$355,386
Cap Rate 9%
$276,411
Alternative Uses
Best Use
Specialty Retail
$355.4K
$311.0K – $414.6K
NOI $24,877 @ 7.0% cap · market cap 4.52%
Second Best
Industrial
$208.4K
$182.3K – $243.1K
NOI $14,587 @ 7.0% cap · market cap 2.65%
Theoretical Best
Office A
$410.4K
$359.1K – $478.8K
NOI $28,728 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,102
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 19610, PA
16,024
Population
7,327
Households
2.2
Avg Household Size
46
Median Age
54%
College-Educated
98%
High-School Grad
7.1 sq mi
ZIP Area
2,257
Density / Sq Mi
$91,034
Median Household Income
$52,707
Median Earnings
$1,669
Median Rent
$320,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Bella's Napoli Caffe — 1912 State Hill Rd, Wyomissing, PA 19610
- Starbucks — 2113 State Hill Rd, Wyomissing, PA 19610
- Starbucks — 2104 Van Reed Rd, Reading, PA 19609
- Queens’ Cafe — 2609 Keiser Blvd, Reading, PA 19610
Frequently Asked Questions
What type of property is this?
Coffee shop - Turnkey cafe and catering operation with a well-equipped kitchen located in the Village Square Shopping Center.
Where is this coffee shop located?
The property is located at 84 Commerce Drive Reading, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Turnkey cafe and catering business; Well‑equipped kitchen; Business located in the Village Square Shopping Center
