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    65 Cottage St St Friendsville, PA 18818
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    65 Cottage St St Friendsville, PA 18818

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    • Commercial real estate
    • 2,848 SF
    • 2.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 65 Cottage St St

    Year built
    1975
    Lot size
    2.00 lot acres
    Property size
    2,848 SF
    Property type
    Commercial real estate

    Description

    Willy's Friendsville Inn presents a unique investment opportunity in the charming town of Friendsville, PA. This thriving tavern, situated on a spacious 1.99-acre lot, boasts a well-established customer base and strong reputation within the community and beyond, drawing patrons from both Pennsylvania and New York. The 2,848 square foot building offers ample indoor and outdoor seating, perfectly accommodating the Inn's popular events. These events, including live music, trivia nights, and cornhole/horseshoe tournaments, contribute significantly to the lively atmosphere and consistent customer traffic. The Inn's menu, featuring weekly specials and a renowned pizza, ensures a steady flow of business in the kitchen. This turnkey operation is currently profitable and presents significant potential for growth under new ownership. The property's rural setting offers a picturesque backdrop, enhancing the overall appeal and creating a welcoming environment for patrons. The sale includes the established business, its existing equipment, and the substantial 1.99-acre property. This is a rare chance to acquire a successful, well-loved establishment with a proven track record and significant upside. The asking price is $350,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Friendsville
    County
    Susquehanna
    State
    Pennsylvania
    Longitude
    -76.0476
    Latitude
    41.9188

    Comparable in this City

    • Value Estimation by Request
      2.00 Acres

      65 Cottage St

      Land • 2,848 SF
      65 Cottage St, Friendsville, PA 18818
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    • Value Estimation by Request
      1.00 Acre

      26741 State Rte 267

      COMMERCIAL (GENERAL) • 1.00 Acre
      26741 State Rte 267, Friendsville, PA 18818-8792
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    • Value Estimation by Request
      2.04 Acres

      26499 State Rte 267

      COMMERCIAL (GENERAL) • 2.04 Acres
      26499 State Rte 267, Friendsville, PA 18818-8631
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    • Value Estimation by Request

      26565 State Rte 267

      COMMERCIAL (GENERAL)
      26565 State Rte 267, Friendsville, PA 18818
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    • Value Estimation by Request
      2.00 Acres

      38 Stewart Rd

      COMMERCIAL (GENERAL) • 2.00 Acres
      38 Stewart Rd, Friendsville, PA 18818
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    • Value Estimation by Request
      5.87 Acres

      58 Kidds Dr

      COMMERCIAL (GENERAL) • 5.87 Acres
      58 Kidds Dr, Friendsville, PA 18818-8926
      View Details
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    Friendsville, PA 18818
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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
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