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    3332 Little Pine Creek Rd Waterville, PA 17776
    Property profile & analytics

    3332 Little Pine Creek Rd, Waterville, PA 17776

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    • Commercial real estate
    • 6,194 SF
    • 1.51 lot acres
    For Sale
    $795,000
    View Listing →
    Thriving Restaurant & Store in PA For Sale
    $795,000
    11,400 SF

    Thriving Restaurant & Store in PA

    Established Business, Multiple Revenue Streams

    English Ctr, PA 17776
    View Listing
    Property ID
    US73-3622912
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Happy Acres Resort / Hotel & Motel / Resort
    • Happy Acres Restaurant / Restaurant

    Property Details for 3332 Little Pine Creek Rd

    Year built
    1970
    Lot size
    1.51 lot acres
    Property type
    Commercial real estate
    APN
    09+,284.0-0101.A+-000+
    APU
    0928400101A000

    Description

    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

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $471,000
      Market price range: $371k - $999k
      AI Estimate
      $517,000
      Market price range: $428k - $1.09M

    • 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

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Waterville
    County
    Lycoming
    State
    Pennsylvania
    Longitude
    -77.3563
    Latitude
    41.3498
    CBSA code
    48700
    CBSA name
    WILLIAMSPORT, PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $6,666
    $30,200
    $237,630
    $267,830
    -
    $30,200
    $237,630
    $267,830

    Comparable in this City

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      10853 Rte 44th Hwy

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      10853 Rte 44th Hwy, Waterville, PA 17776
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      640 SF

      22864 Rt 287th Hwy

      COMMERCIAL (GENERAL)
      22864 Rt 287th Hwy, Waterville, PA 17776
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    • Value Estimation by Request
      432 SF

      192 Tipple Rd

      HOTEL/MOTEL
      192 Tipple Rd, Waterville, PA 17776-9656
      View Details
    • Value Estimation by Request
      5,254 SF

      11661 Little Pne Crk Rd

      BAR, TAVERN
      11661 Little Pne Crk Rd, Waterville, PA 17776-9683
      View Details
    • Value Estimation by Request
      3,256 SF

      1268 Rte 414th Hwy

      OFFICE/RESIDENTIAL (MIXED USE)
      1268 Rte 414th Hwy, Waterville, PA 17776-9502
      View Details
    View Listing
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    Waterville, PA 17776
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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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    3332 Little Pine Creek Rd, Waterville, PA, 17776
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