Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    16194 Route 322 Clarion, PA 16214

    View on Map
    For Sale
    $39,900

    Vacant Land - Clarion, PA

    Lot size:
    2.00 Acres
    Added:
    Jul 2, 2025
    Days on Market:
    279
    Last Refresh:
    Apr 6 at 4:06 pm

    Property Features for 16194 Route 322

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    none
    Interior features
    Electricity Available, High Speed Internet, Sewer Laterals
    Exterior features
    Water Laterals
    Standard status
    Active
    Lot size
    2.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Utilities
    Electricity Available

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Brian Burford
    Brian Burford

    Listing agent Brian Burford

    Listing office Burford & Henry Real Estate Services 10189 RT 322, Shippenville, PA

    Listing date Jul 2, 2025

    MLS# 159476 Listing URL

    Copyright © 2026 Allegheny Valley Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Vacant Land on Route 322

    This is a two-acre parcel of vacant land situated on Route 322. The property's topography is gently rolling. The site is suitable for small business or retail use. The lack of zoning allows for multiple uses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Dental Office Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Accounting Firm Auto Parts Store Grocery & Convenience Store Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Clarion
    County
    Clarion
    State
    Pennsylvania
    Longitude
    -79.336159
    Latitude
    41.203307

    Nearby Similar for Sale

    • $749,900
      23,795 SF

      26-Unit Multi-Family Investment Property

      26 units, $202,800 annual income, 100% occupied.
      20 & 48 S 6th Avenue, Clarion, PA 16214
      View Details
    • $113,850

      Clarion Vacant Land For Sale

      2.53 acres of vacant land with commercial potential.
      Lot 3 Greenville Pike, Clarion, PA 16214
      View Details
    • $34,900

      Clarion PA Vacant Land Opportunity

      1.37 acre wooded lot near I-80 and Clarion.
      Piney Road, Clarion, PA 16214
      View Details
    • $126,450

      Clarion Vacant Land For Sale

      2.81 acres of vacant commercial land with high visibility.
      Lot 2 Greenville Pike, Clarion, PA 16214
      View Details
    • $3,500,000
      44,310 SF

      Clarion Multifamily Investment Opportunity

      Two buildings with 70 units and 92 parking spaces.
      990 E Main St, Clarion, PA 16214
      View Details
    • $3,500,000
      44,310 SF

      Multi-Family Investment Opportunity in Clarion

      70-unit apartment complex with 92 parking spaces in Clarion.
      990 E Main St, Clarion, PA 16214
      View Details
    • $52,900

      Land with Views in Clarion

      Two surveyed lots totaling 2.05 acres near Clarion Oaks Golf Course.
      N Mayfield Road, Clarion, PA 16214
      View Details
    • $169,000

      Clarion County Recreational Land For Sale

      45.57 acres of recreational land near I-80 in Clarion.
      2061 Curll Rd, Clarion, PA 16214
      View Details
    • $39,500

      Land in University Manor, Clarion

      0.5 acre lot in a vibrant, family-friendly community.
      Lot 11 Gemmell Drive, Clarion, PA 16214
      View Details
    • $39,500

      Vacant Land in University Manor

      0.6 acre lot in Clarion, PA, family-friendly community.
      Lot 12 Gemmell Drive, Clarion, PA 16214
      View Details
    • $39,500

      Clarion Vacant Land in Manor

      0.56 acre vacant land in family-friendly University Manor.
      Lot 13 Gemmell Drive, Clarion, PA 16214
      View Details
    • $325,000

      Clarion Commercial Land on Route 66

      10.59 acres with road frontage and highway access.
      Paint Boulevard, Clarion, PA 16214
      View Details

    FAQs

    What type of property is this?
    Land - Two acre vacant land suitable for small business or retail.
    Where is this land located?
    The property is located at 16194 Route 322 Clarion, PA.
    What is the asking price?
    The asking price for this property is $39,900.
    What are key features of this property?
    This property features: Good exposure on Route 322, ideal for attracting customers.; Lack of zoning allows for multiple business or development uses.; Suitable for small business or retail ventures.
    (814) 229-5158
    We can help!
    Listing Contact
    Brian Burford
    Brian Burford
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!