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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Commercial real estate
3332 Little Pne Crk Rd Waterville, PA 17776-9607
Individually Owned
Absentee Owner
Free & Clear
Property ID
US73-3622912
Property summary
AI-generated overview
This exceptional turn-key business opportunity encompasses a well-established restaurant and store located at 3332 Little Pine Creek Road, Waterville, PA. The property sits on a 1.51-acre lot and boasts a substantial 11,400 square feet of space. The main building houses a thriving restaurant with a separate bar area, a spacious dining room complete with a buffet station, a front room featuring booths, and a unique Wildlife Lounge offering stunning forest views through large windows. Attached to the restaurant is a profitable convenience store, "The Happy Store," which offers souvenirs, hand-dipped ice cream, and other convenience items. Adding to the diverse revenue streams is a separate "Game Barn" building equipped with video games and a pool table, providing additional entertainment and income opportunities. This established business is ideally situated next to Little Pine Creek State Park campground and Happy Acres Resort, benefiting from high tourist traffic in the popular Pine Creek Valley. The asking price is $795,000, and owner financing is a possibility. Note that this sale includes only the restaurant, store, and game barn
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Total area
6,194 SF
Lot
1.51 ac (65,776 SF)
APN
09+,284.0-0101.A+-000+
UPID
US73-3622912
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Happy Acres Resort Hotel & Motel Resort
-
Happy Acres Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$472k
Blend (final)
Blend
$535k
Owner & transaction history
FEERRAR H EUGENE
FEERRAR H EUGENE
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$785,000
+14.3%
Office building
$685,000
+0.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Waterville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
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T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
APARTMENT HOUSE (5+ UNITS)
$785,000
Change: +14% · Conversion: Moderate
OFFICE BUILDING
$685,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$86 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,666
Tax year 2024
Assessed value
$267,830
Assessed 2024
Previous assessed
$267,830
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$30,200
Assessed improvement
$237,630
Land market value
$30,200
Improvement market value
$237,630
Total market value
$267,830
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Heating
NONE
Total area
6,194 SF
Lot
1.51 ac (65,776 SF)
APN
09+,284.0-0101.A+-000+
UPID
US73-3622912
Jurisdiction
LYCOMING
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$685,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$785,000
OFFICE BUILDING
Est. value
$685,000
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Lot
1.51 ac
Current owner
From public records · entity-resolved
FEERRAR H EUGENE
Individual
Free & Clear · 0 yrs held
Mailing address
42 NEWPORT RD, GAP, PA 17527-9698
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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