Building Details

Year Built 1830

Listing Agency: Realty One Group Supreme m**@melitoandkoch.com Show Phone

Listed By: Maximilian Michael Melito · License #PARS376364 Show Phone

Source: Cummingsrealtors

Added: Aug 18 Changed: Aug 22 Last Checked: Aug 22 at 4:22AM

Report an Issue

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 Realty One Group Supreme

Investment Insights

Based on property information with market context.

The Moonshadow Inn, historically recognized as The Beach Lake Hotel, is a hospitality property assembled across two parcels totaling approximately 1.3 acres. The primary building contains more than 4,600 square feet, with upper-level guest suites and infrastructure for a restaurant and bar. A transferable hotel liquor license is included.

The adjoining parcel contains a separate 2,220-square-foot residential home that requires renovation. The property also provides generous off-street parking and sits directly off Route 652 in Beach Lake, Pennsylvania, with access to the Upper Delaware River corridor, regional ski areas, and music venues. The main building dates to 1830.

Key Highlights

• Two‑parcel hospitality property totaling approximately 1.3 acres
• 4,600+ square foot main building with upper‑level guest suites
• Restaurant and bar infrastructure in the primary building

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

$43,205

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

7.20%

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%

$864,100 $864.1K

Cap Rate 7%

$617,214 $617.2K

Cap Rate 9%

$480,056 $480.1K

Market Conditions

NOI Build-Up for 6,821 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

$102.3K $15.00/SF

− Vacancy

−$11.4K −$1.67/SF

EGI

$91.0K $13.34/SF

− OpEx

−$47.8K −$7.00/SF

NOI

$43.2K $6.33/SF

Area

Wayne County, PA

Vacancy

11.10%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$864,100

Cap Rate 7%

$617,214

Cap Rate 9%

$480,056

Alternative Uses

Best Use

Specialty Retail

$1.26M

$1.10M – $1.47M (±1% cap)

NOI $87,940 @ 7.0% cap · market cap 14.66%

Second Best

Hotel Hospitality

$617.2K

$540.1K – $720.1K (±1% cap)

NOI $43,205 @ 7.0% cap · market cap 7.20%

Theoretical Best

Office A

$1.66M

$1.46M – $1.94M (±1% cap)

NOI $116,426 @ 7.0% cap · market cap 19.40%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Moonshadow inn Hotel & Motel

Suggested Use

Top Pick Auto Repair Shop Plumbing Service Auto Parts Store Storage Facility Garden Center Bakery

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

Yes

Paved road access

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

56

Businesses Nearby

Explore this area Business Placement

Demographics for 18405, PA

2,353

Population

1,421

Households

1.7

Avg Household Size

48

Median Age

19%

College-Educated

94%

High-School Grad

34.3 sq mi

ZIP Area

69

Density / Sq Mi

$78,403

Median Household Income

$33,068

Median Earnings

$675

Median Rent

$211,300

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this hotels located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Similar For Sale Nearby

Historic Hotel with Restaurant

87-93 Milanville Road, Beach Lake, PA 18405

$600,000

1.30 Acres

View details

Auto Repair Service Facility

1611 Beach Lake Highway, Beach Lake, PA 18405

$750,000

2.00 Acres

View details

Frequently Asked Questions

What type of property is this?

Hotel - Hospitality property combining guest suites, restaurant and bar infrastructure, and a separate residence requiring renovation.

Where is this hotel located?

The property is located at 87 MILANVILLE ROAD Beach Lake, PA.

What is the asking price?

The asking price for this property is $600,000.

What are key features of this property?

This property features: Two‑parcel hospitality property totaling approximately 1.3 acres; 4,600+ square foot main building with upper‑level guest suites; Restaurant and bar infrastructure in the primary building