Pottstown Investment Opportunity: Pub &
For Sale
Contact for pricing
978 E High St, Pottstown, PA
Turn-key bar/restaurant with apartments and commercial space for sale.
Property Size14,804 SF
Lot Size0.44 Acres
Price / SF$175.63
Days on Market311
Property Features for 978 E High St
General Information
Standard status
Active
Size
14,804 SF
Lot size
0.44 Acres
Property subtype
RETAIL
Listing Agency:
Zommick McMahon Commercial Real Estate
(610) 359-1100
Listed By:
Steve Dibattista · License #PA327769
(610) 368-2801
Source:
Moodyscre
Added: Nov 4, 2025
Changed: Sep 2
Last Checked: Sep 11 at 11:20AM
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 Zommick McMahon Commercial Real Estate
Investment Insights
Based on property information with market context.
An exceptional opportunity exists to acquire Jack Cassidy’s Irish Pub, a Pottstown establishment since 2007. The sale encompasses two buildings, located at 990 E High St and 978 E High St, totaling 14,804 square feet. The offering includes a bar and restaurant business with a reported seven-figure gross annual income. A full liquor license is available. The property at 990 E High St houses Jack Cassidy’s Pub along with nine fully renovated one-bedroom units, all of which are currently occupied with average rents ranging from $1,000 to $1,200 per month. The building at 978 E High St features a commercial space on the first floor and a recently renovated, large three-bedroom unit on the second floor. A shared parking lot provides 25 parking spaces. The seller owns multiple properties and may consider a package sale.
Key Highlights
- Turn‑key bar/restaurant (Jack Cassidy's Irish Pub) with 7‑figure gross annual income.
- Includes a full liquor license.
- 9 fully renovated and occupied 1‑bedroom apartments at 990 E High St (Avg. $1,000‑1,200/mo).
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
$167,318
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
6.44%
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%
$3,346,360
$3.3M
Cap Rate 7%
$2,390,257
$2.4M
Cap Rate 9%
$1,859,089
$1.9M
Market Conditions
NOI Build-Up for 14,804 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
$266.5K $18.00/SF
− Vacancy
−$27.4K −$1.85/SF
EGI
$239.0K $16.15/SF
− OpEx
−$71.7K −$4.84/SF
NOI
$167.3K $11.30/SF
Area
Chester County, PA
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,346,360
Cap Rate 7%
$2,390,257
Cap Rate 9%
$1,859,089
Alternative Uses
Best Use
Retail
$2.39M
$2.09M – $2.79M
NOI $167,318 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$2.29M
$2.01M – $2.68M
NOI $160,526 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$4.49M
$3.93M – $5.24M
NOI $314,190 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
516
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Business Placement
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Pub - Turn-key bar/restaurant with apartments and commercial space for sale.
Where is this pub located?
The property is located at 978 E High St Pottstown, PA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Turn‑key bar/restaurant (Jack Cassidy's Irish Pub) with 7‑figure gross annual income.; Includes a full liquor license.; 9 fully renovated and occupied 1‑bedroom apartments at 990 E High St (Avg. $1,000‑1,200/mo).
