Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Two Commercial Buildings in Butler Title is generated by Realmo AI

    251/257 S Main Street, Butler, PA 16001

    View on Map
    Claim this Listing
    For Sale
    $1,125,000

    Office - City of But SE, PA

    Type:Office
    Lot size:
    0.06 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    116
    Last Refresh:
    May 17 at 8:06 am

    Property Features for 251/257 S Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    Com
    Standard status
    Active
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4650

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Bill Wells

    Listing agent Bill Wells

    Listing office RE/MAX SELECT REALTY 1667 Route 228, Suite 200, Cranberry Twp, PA

    Listing date Jan 21, 2026

    MLS# 1737771 Listing URL

    Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime downtown location in the heart of Butler with high visibility and walkability.
    • Two exceptional commercial buildings with distinctive architecture and character‑rich interiors.
    • Building 257 offers a standout owner‑user opportunity with a restored historic brick facade and expansive storefront windows.
    • Both buildings feature a blend of historic charm and modern functionality, including exposed brick, updated restrooms, and state‑of‑the‑art kitchens.
    • Expansive conference rooms and flexible layouts suitable for various commercial uses (offices, studios, boutiques).
    • Building 257 includes an elevator connecting two floors of thoughtfully designed space.

    Overview

    Two commercial buildings located in the heart of Butler offer distinctive architecture and character-rich interiors. Building 251 features soaring ceilings, exposed brick, and wood accents. The open, light-filled interior includes expansive conference rooms and a kitchen with a large island and bar-top seating. Building 257 South Main Street offers street presence with a restored historic brick façade and expansive storefront windows. The interior combines exposed brick, modern finishes, and flexible layouts suitable for professional offices, creative studios, or boutique commercial use. Two floors are connected by an elevator and enhanced by conference rooms, built-in bookcases, wood accents, updated restrooms, and a kitchen. These properties offer commercial space in a downtown location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Butler
    County
    Butler
    State
    Pennsylvania
    Longitude
    -79.895032
    Latitude
    40.85875

    Nearby Similar for Sale

    • $545,000

      Income-Producing Mixed-Use Property For Sale

      Mixed-use property with long-term tenants, solid cash flow.
      668 Pittsburgh Rd., Penn Twp, PA 16002
      View Details
    • $1,225,000

      15-Unit Gem in Butler

      Historic 15-unit apartment buildings with renovation potential on 1.48 acres.
      700 S Main St, City of But SW, PA 16001
      View Details
    • $1,400,000
      12,500 SF

      Freestanding Manufacturing Building with Office

      12,500 SF manufacturing building with office space for sale.
      180 Hollywood Dr, Butler, PA
      View Details
    • $2,000,000

      Class A Office with Amenities

      High-end office space with gym, kitchen, and parking.
      1737 N Main Street Ext, Butler, PA 16001
      View Details
    • $2,000,000

      Class A Office with Amenities

      High-end office space with gym, kitchen, and parking.
      1737 N Main Street Ext, Butler, PA 16001
      View Details
    • $650,000
      7,000 SF

      Butler, PA Retail Investment Opportunity

      Dollar General investment opportunity in Butler, Pennsylvania.
      119 N Main St, Butler, PA
      View Details
    • $80,000

      City of But Office Building

      Commercial building in a high-traffic location ready for transformation.
      564 W Cunningham St, City of But NW, PA 16001
      View Details
    • $175,000
      3,600 SF

      Downtown Butler Commercial Building on Main

      Commercial building in downtown Butler with high ceilings and open space.
      117 N Main St, Butler, PA, 16001-4902
      View Details
    • $1,250,000

      Downtown Office Building For Sale

      Well-positioned office building in the heart of downtown.
      106 South Main Street, Butler, PA 16001
      View Details
    • $1,250,000

      Downtown Office Building For Sale

      Well-positioned office building in the heart of downtown.
      106 South Main Street, Butler, PA 16001
      View Details
    • $6,500,000

      Industrial Property with Rail Access

      Manufacturing/warehouse property with heavy power, cranes, and rail access.
      629 E Butler Rd, Butler, PA 16002
      View Details
    • Contact for pricing
      10,000 SF

      Class A Office with Amenities

      Class A office building with gymnasium, kitchen, and parking.
      1737 N Main Street Ext, Butler, PA 16001
      View Details

    FAQs

    What type of property is this?
    Office building - Two commercial buildings with distinctive architecture and character-rich interiors.
    Where is this office building located?
    The property is located at 251/257 S Main Street Butler, PA.
    What is the asking price?
    The asking price for this property is $1,125,000.
    What are key features of this property?
    This property features: Prime downtown location in the heart of Butler with high visibility and walkability.; Two exceptional commercial buildings with distinctive architecture and character‑rich interiors.; Building 257 offers a standout owner‑user opportunity with a restored historic brick facade and expansive storefront windows.
    (724) 933-6300
    We can help!
    Listing Contact
    Bill Wells
    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

    Thank You for Inquiry
    251/257 S Main Street, City of But SE, PA 16001
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!