Live-Work Tasting Room
9684 OLD RTE 22 Bethel, PA 19507
For Sale
Contact for pricing
Updated property currently used as a wine and cider tasting room with an enclosed porch, covered patio, and off-street parking.
Property Size2,187 SF
Price / SF$123.46
Days on Market32
Property Features for 9684 OLD RTE 22
General Information
- Standard status
- Active
- Size
- 2,187 SF
- Property subtype
- Mixed Use
Building Details
- Year Built
- 1870
Listing Agency:
Saunders Real Estate
(570) 385-3456
Listed By:
Tracey Kreiser · License #PA AB068397
Source:
Crexi
Added: Jun 22
Changed: Jul 23
Last Checked: Jul 23 at 4:45AM
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 Saunders Real Estate
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.
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 For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.7k | $14.04 |
| − Vacancy | −$1.7k | −$0.77 |
| EGI | $29.0k | $13.27 |
| − OpEx | −$7.3k | −$3.32 |
| NOI | $21.8k | $9.95 |
2,187 SF · lease $14.04/SF/yr · vacancy 5.50% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$310.9K
$272.0K – $362.7K
NOI $21,763 @ 7.0% cap · market cap 8.06%
Second Best
Mixed Use
$309.3K
$270.6K – $360.9K
NOI $21,651 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$359.0K
$314.1K – $418.9K
NOI $25,131 @ 7.0% cap · market cap 9.31%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Conventional restaurants
FAQs
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 RTE 22 Bethel, PA.
What is the asking price?
The asking price for this property is $270,000.
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
