Moonshadow Inn Hotel and
New
For Sale
$600,000
87 MILANVILLE Road, Beach Lake, PA 18405
Multi-Family, BEACH LAKE, PA
Property Size6,821 SF
Lot Size1.30 Acres
Price / SF$87.96
Days on Market2
Property Features for 87 MILANVILLE Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Parking Lot
Elementary school district
WAYNE HIGHLANDS
Middle school district
WAYNE HIGHLANDS
High school district
WAYNE HIGHLANDS
Standard status
Active
Size
6,821 SF
Lot size
1.30 Acres
Taxes and HOA fees
Tax Annual Amount
10071
Utilities
Heating system
Electric (Heating), Baseboard
Cooling system
Window Unit(s)
Building Details
Year built
1830
Number of units
2
Building materials
Vinyl Siding, Aluminum Siding, Brick, Stone
Architectural style
Other
Listing Agency:
Realty One Group Supreme
(610) 321-3730
Listed By:
Maximilian Michael Melito · License #PARS376364
(814) 250-3829
Added: Aug 28
Last Checked: Aug 29 at 11:06AM
MLS# PAWN2000980
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The Moonshadow Inn comprises two parcels totaling approximately 1.3 acres in Beach Lake. Its 4,600+ square foot main building includes upper-level guest suites along with restaurant and bar infrastructure, plus a transferable hotel liquor license. Vinyl and aluminum siding, brick, and stone are among the exterior materials, with electric baseboard heat and window-unit cooling.
A separate 2,220 square foot residential building occupies the adjoining parcel and requires renovation. The property also includes a parking lot and is positioned off Route 652, with access toward the Upper Delaware River corridor, regional ski areas, and music venues. The main structure dates to 1830.
A separate 2,220 square foot residential building occupies the adjoining parcel and requires renovation. The property also includes a parking lot and is positioned off Route 652, with access toward the Upper Delaware River corridor, regional ski areas, and music venues. The main structure dates to 1830.
Key Highlights
- Two parcels totaling approximately 1.3 acres
- 4,600+ square foot main building with upper‑level guest suites
- Restaurant and bar infrastructure with transferable hotel liquor license
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
NOI $87,940 @ 7.0% cap · market cap 14.66%
Second Best
Hotel Hospitality
$617.2K
$540.1K – $720.1K
NOI $43,205 @ 7.0% cap · market cap 7.20%
Theoretical Best
Office A
$1.66M
$1.46M – $1.94M
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
Lease Details
Yes
Paved road access
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
57
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Hospitality property with guest suites, restaurant, bar, and a separate residential building.
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 parcels totaling approximately 1.3 acres; 4,600+ square foot main building with upper‑level guest suites; Restaurant and bar infrastructure with transferable hotel liquor license
