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    364 Hartley Hill Road Adah, PA 15410

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    For Sale
    $675,000

    Recreation - German Twp, PA

    Lot size:
    112.76 Acres
    Added:
    Mar 13, 2026
    Days on Market:
    47
    Last Refresh:
    Apr 28 at 10:06 am

    Property Features for 364 Hartley Hill Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Farm
    Standard status
    Active
    Lot size
    112.76 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3487

    Building Details

    Year built
    1880
    Building materials
    Frame
    Architectural style
    Other

    We can help!

    Listing Contact
    Bruce Roby

    Listing agent Bruce Roby License #RM425235

    Listing office RE/MAX PROFESSIONALS 217 West Main Street, Uniontown, PA

    Listing date Mar 13, 2026

    MLS# 1743613 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.

    Overview

    Historic Barn Conversion Event Property

    This property features a historic 1880s full-size farm barn that has been thoughtfully started on its transformation into an extraordinary luxury entertainment space. The barn has a new metal roof and siding. Restored Australian Mahogany front doors lead to a great room with soaring ceilings nearly 30 feet high, showcasing original hand-hewn logs and beams. The main floor is studded and adjustable for gathering and entertaining. The second floor can be finished as needed for events. The oversized lower-level garage has a 10x18-foot door, plus a storage room. The former stable area has been converted into a living space with 3 bedrooms, 1 bath, a full kitchen, and an open living area, heated by energy-efficient hot water radiant floor heating powered by on-site gas. A full-length, maintenance-free deck overlooks rolling fields, pastures, and a pond near the woods. There is a separate 1880s 3-bedroom farmhouse awaiting restoration, along with a spring house, chicken coop, and steel equipment storage building. The property is located in German Twp, PA, and includes 112.76 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Adah
    County
    Fayette
    State
    Pennsylvania
    Longitude
    -79.885918
    Latitude
    39.917821

    FAQs

    What type of property is this?
    Wedding venue - 1880s barn converted into entertainment space with multi-generational living.
    Where is this wedding venue located?
    The property is located at 364 Hartley Hill Road Adah, PA.
    What is the asking price?
    The asking price for this property is $675,000.
    What are key features of this property?
    This property features: Historic 1880s full‑size barn converted into a potential luxury entertainment/event space.; Separate 3‑bedroom farmhouse (1880s) included, awaiting restoration.; Living space with 3 bedrooms, 1 bath, full kitchen, and open living area with radiant floor heating powered by free on‑site gas.
    (724) 437-7539
    We can help!
    Listing Contact
    Bruce Roby
    Real Estate License ID: RM425235
    Learn More
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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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