Building Details

Year Built 1870

Listing Agency: Saunders Real Estate

Listed By: Tracey Kreiser, Coral Lee Kreiser · License #AB068397 Show Phone

Source: Kandorre

Added: Jun 23 Changed: Aug 31 Last Checked: Sep 7 at 1:06PM

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Investment Insights

Based on property information with market context.

This updated live-work property is currently operating as a wine and cider tasting room, with the flexibility to be converted back to a single-family residence. The main level offers a spacious layout with room suitable for a living area and eat-in kitchen, plus an enclosed porch that includes a walk-in cooler. A maintenance-free Trex deck with a wheelchair-accessible ramp provides convenient access.

Upstairs, the home features three generously sized bedrooms and a walk-up attic for additional storage. Recent improvements include radiant floor heating, a newer tankless boiler, updated electrical service, and mini-split systems for heating and cooling throughout.

Outside, there is a covered patio for outdoor use and a large backyard with mature landscaping, along with ample off-street parking. The property is located in the heart of Bethel, PA, offering a combination of modern updates and adaptable space.

Key Highlights

• Built in 1870; currently operating as a wine and cider tasting room with flexible use for conversion to a single‑family home
• Main level includes an enclosed porch with a walk‑in cooler, plus space for a living area and eat‑in kitchen
• Radiant floor heating with a newer tankless boiler, updated electrical service, and mini‑split systems for heating and cooling

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

$14,508

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

5.00%

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%

$290,160 $290.2K

Cap Rate 7%

$207,257 $207.3K

Cap Rate 9%

$161,200 $161.2K

Market Conditions

NOI Build-Up for 1,458 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

$20.5K $14.04/SF

− Vacancy

−$1.1K −$0.77/SF

EGI

$19.3K $13.27/SF

− OpEx

−$4.8K −$3.32/SF

NOI

$14.5K $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%

$290,160

Cap Rate 7%

$207,257

Cap Rate 9%

$161,200

Alternative Uses

Best Use

Specialty Retail

$207.3K

$181.4K – $241.8K (±1% cap)

NOI $14,508 @ 7.0% cap · market cap 5.00%

Second Best

Mixed Use

$206.2K

$180.4K – $240.6K (±1% cap)

NOI $14,434 @ 7.0% cap · market cap 4.98%

Theoretical Best

Office A

$239.3K

$209.4K – $279.2K (±1% cap)

NOI $16,754 @ 7.0% cap · market cap 5.78%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

Suggested Use

Top Pick Building Supply HVAC Service Plumbing Service Auto Parts Store Furniture & Home Goods Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

75

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 19507, PA

3,434

Population

1,373

Households

2.5

Avg Household Size

41

Median Age

16%

College-Educated

86%

High-School Grad

40.6 sq mi

ZIP Area

85

Density / Sq Mi

$105,903

Median Household Income

$53,119

Median Earnings

$1,026

Median Rent

$279,600

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 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 conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Updated property currently used as a wine and cider tasting room with an enclosed porch, covered patio, and off-street parking.

Where is this conventional restaurant located?

The property is located at 9684 Old Route 22 Bethel, PA.

What is the asking price?

The asking price for this property is $289,900.

What are key features of this property?

This property features: Built in 1870; currently operating as a wine and cider tasting room with flexible use for conversion to a single‑family home; Main level includes an enclosed porch with a walk‑in cooler, plus space for a living area and eat‑in kitchen; Radiant floor heating with a newer tankless boiler, updated electrical service, and mini‑split systems for heating and cooling