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    100 Main St Reedsville, PA 17084

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    For Sale
    Contact for pricing

    Prime Reedsville location, high cap rate.

    Property Features for 100 Main St

    General Information

    Property type
    Retail properties & Spaces
    Class
    D

    Building Details

    Year Renovated
    2016
    Buildings
    2
    Stories
    1

    We can help!

    Listing Contact
    JAN CASTNER
    JAN CASTNER

    Listing Agency: RSR Realtors Listing Agent: JAN CASTNER

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Exceptional investment opportunity in Reedsville, PA, featuring a mixed-use property at 100 S Main Street, 17084. This Class D property boasts two buildings, each single-story, totaling 31 parking spaces. The property includes a restaurant and traditional office space, currently occupied by two tenants with a strong history. One tenant, a county government entity, recently signed a new 10-year lease commencing January 2024, having occupied the space for over a decade. The restaurant tenant has been in operation for over 20 years and holds a lease extending to 2028. The property offers a compelling 8.12% cap rate with a current Net Operating Income (NOI) of $22,180, and an asking price of $273,000. Significant improvements have been made, including a new roof on the restaurant in 2022 and office renovations in 2016. The fee-simple ownership provides complete control, and rent bumps are built into the leases every five years, ensuring future income growth. This low-management property is ideal for novice investors or those seeking to expand their portfolio with a stable, high-yielding asset. The property's long-term tenants and favorable lease terms provide exceptional stability and predictable cash flow.
    Property Profile Location Intelligence

    Current Use by Public Records

    Michele's OIP Restaurant ... Restaurant

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Auto Repair Shop Pharmacy Department Store HVAC Service Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Reedsville
    County
    Mifflin
    State
    Pennsylvania
    Longitude
    -77.5944245
    Latitude
    40.662719

    Nearby Similar for Sale

    • $273,000
      3,700 SF

      Reedsville Mixed-Use Investment Opportunity

      High-yield, low-management commercial property.
      100 Main St, Reedsville, PA 17084
      View Details

    FAQs

    What type of property is this?
    Retail property - Prime Reedsville location, high cap rate.
    Where is this retail property located?
    The property is located at 100 Main St Reedsville, PA.
    What is the asking price?
    The asking price for this property is $273,000.
    What are key features of this property?
    This property features: New 10-year lease with County Government commenced January 2024.; County Government has occupied this location for 10 years.; Restaurant lease expires in 2028.
    (717) 579-2877 Call to check price and availability
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    100 Main St Reedsville, PA 17084
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing JAN CASTNER
    JAN CASTNER
    Real Estate License ID: RM061254A
    (717) 579-2877 (717) 763-1212 (717) 516-5795
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