Storefront Property with Business
For Sale
$1,200,000
17275 SHREVE RUN Road, Pleasantville, PA 16341
BusinessOpportunity, Pleasantville, PA
Property Size4,136 SF
Lot Size0.97 Acres
Price / SF$290.14
Days on Market369
Property Features for 17275 SHREVE RUN Road
General Information
Property type
Residential
Property subtype
Retail
Parking
25
Elementary school district
Titusville
Middle school district
Titusville
High school district
Titusville
Directions
From VCCH: SE on Elk, L on US-62, Continue to State Hwy 8, R on PA-227, Property will be on the left.
Subdivision
50 - Plum/Cherrytree/Oil Creek/Allegheny Twps
Standard status
Active
APN
0000-000
Size
4,136 SF
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3251
Utilities
Sewer type
Private Sewer
Heating system
Natural Gas
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1980
Listing Agency:
ERA Richmond Real Estate Service · ERA Real Estate
(814) 337-6000
Listed By:
Mike Crowther
(814) 516-1285
Added: Sep 9, 2025
Changed: Sep 8
Last Checked: Sep 12 at 5:06PM
MLS# 187882
Copyright © 2026 Greater Erie Board of Realtors 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 Pleasantville storefront property combines an operating secondary-heating retail business with the associated real estate and business assets. The building contains 4,136 square feet on 0.97 acres and was constructed in 1980. Natural-gas heating and window-unit cooling serve the property, with public water and private sewer in place.
The business serves customers across 7 counties from 17275 Shreve Run Road in Pleasantville, Venango County, Pennsylvania. The sale includes the real estate and business assets, providing a single-property transaction for an owner continuing the existing operation.
The business serves customers across 7 counties from 17275 Shreve Run Road in Pleasantville, Venango County, Pennsylvania. The sale includes the real estate and business assets, providing a single-property transaction for an owner continuing the existing operation.
Key Highlights
- 4,136‑square‑foot storefront property on 0.97 acres
- Established secondary‑heating retail business included with the real estate
- Business currently serves 7 counties
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
$83,022
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
6.92%
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%
$1,660,440
$1.7M
Cap Rate 7%
$1,186,029
$1.2M
Cap Rate 9%
$922,467
$922.5K
Market Conditions
NOI Build-Up for 4,136 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
$132.5K $32.04/SF
− Vacancy
−$13.9K −$3.36/SF
EGI
$118.6K $28.68/SF
− OpEx
−$35.6K −$8.60/SF
NOI
$83.0K $20.07/SF
Area
Venango County, PA
Vacancy
10.50%
Lease Rate
$32.04 /SF/Yr
Expense Ratio
30.00%
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%
$1,660,440
Cap Rate 7%
$1,186,029
Cap Rate 9%
$922,467
Alternative Uses
Best Use
Retail
$1.19M
$1.04M – $1.38M
NOI $83,022 @ 7.0% cap · market cap 6.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,720 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
4,872 visits/mo
0.2 miles
Demographics for 16341, PA
1,975
Population
1,154
Households
1.7
Avg Household Size
47
Median Age
19%
College-Educated
91%
High-School Grad
74.3 sq mi
ZIP Area
27
Density / Sq Mi
$60,260
Median Household Income
$36,063
Median Earnings
$695
Median Rent
$109,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Storefront property - Established secondary-heating retail operation with real estate, equipment, and business assets included in the sale.
Where is this storefront property located?
The property is located at 17275 SHREVE RUN Road Pleasantville, PA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 4,136‑square‑foot storefront property on 0.97 acres; Established secondary‑heating retail business included with the real estate; Business currently serves 7 counties
