Building Details

Year built 1800

Number of units 4

Architectural style Other

Listing Agency: Kurfiss Sotheby's International Realty p***@kurfiss.com Show Phone

Listed By: Cary Simons · License #RS295353 Show Phone

Added: Nov 16, 2023 Changed: Aug 19 Last Checked: Sep 13 at 1:06AM

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MLS# PABU2061184

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.

This 3,700-square-foot mixed-use property occupies 0.41 acres and dates to 1800. The building includes a dining room, high-top seating, covered front-porch dining, a kitchen with prep areas, two patron restrooms, and substantial lower-level storage. The second and third floors contain an office, additional storage, and residential rental units. A backup generator serves the basement, first floor, and second floor, while ductless cooling and hot-water baseboard heat support the building. The property includes an H liquor license and most furniture, fixtures, and equipment, with specified exclusions for coffee machines, soda machines, the POS system, dishwasher, and jukebox.

A parking lot provides approximately 33 spaces. The property is situated on Durham Road in Ottsville, north of Doylestown, with access to Route 611/Easton Road and nearby Routes 413, 113, and 563. VC zoning permits various uses, and Lake Nockamixon and Nockamixon State Park are identified nearby.

Key Highlights

• 3,700‑square‑foot mixed‑use building on 0.41 acres
• Restaurant layout with dining room, high‑top seating, kitchen, prep areas, and two restrooms
• Covered front porch provides outdoor dining space

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

$47,552

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

5.43%

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%

$951,040 $951.0K

Cap Rate 7%

$679,314 $679.3K

Cap Rate 9%

$528,356 $528.4K

Market Conditions

NOI Build-Up for 3,700 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

$66.6K $18.00/SF

− Vacancy

−$3.2K −$0.86/SF

EGI

$63.4K $17.14/SF

− OpEx

−$15.9K −$4.28/SF

NOI

$47.6K $12.85/SF

Area

Delaware County, PA

Vacancy

4.80%

Lease Rate

$18.00 /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%

$951,040

Cap Rate 7%

$679,314

Cap Rate 9%

$528,356

Alternative Uses

Best Use

Specialty Retail

$679.3K

$594.4K – $792.5K (±1% cap)

NOI $47,552 @ 7.0% cap · market cap 5.43%

Second Best

Multifamily LT 5

$579.4K

$506.9K – $675.9K (±1% cap)

NOI $40,555 @ 7.0% cap · market cap 4.63%

Theoretical Best

Office A

$1.12M

$981.6K – $1.31M (±1% cap)

NOI $78,526 @ 7.0% cap · market cap 8.97%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Lease Details

Turnkey business

Opportunity

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

78

Businesses Nearby

Explore this area Business Placement

Demographics for 18942, PA

3,118

Population

1,179

Households

2.6

Avg Household Size

53

Median Age

38%

College-Educated

93%

High-School Grad

20.3 sq mi

ZIP Area

154

Density / Sq Mi

$99,091

Median Household Income

$57,500

Median Earnings

$1,392

Median Rent

$485,800

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 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 mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Restaurant and residential components combine with covered porch dining, parking, storage, and VC zoning flexibility.

Where is this mixed-use property located?

The property is located at DURHAM Road Ottsville, PA.

What is the asking price?

The asking price for this property is $875,000.

What are key features of this property?

This property features: 3,700‑square‑foot mixed‑use building on 0.41 acres; Restaurant layout with dining room, high‑top seating, kitchen, prep areas, and two restrooms; Covered front porch provides outdoor dining space