Greenville Commercial Property with
For Sale
$645,000
409 E JAMESTOWN Road, Greenville, PA 16125
COMMERCIAL - Greenville, PA
Property Size4,211 SF
Lot Size3.46 Acres
Price / SF$153.17
Days on Market286
Property Features for 409 E JAMESTOWN Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
25
Exterior features
Fence
Fencing
Fenced
Elementary school district
Reynolds
Middle school district
Reynolds
High school district
Reynolds
Directions
From MCCH: Head east on S. Diamond St, L on Pitt St, L on N. Diamond St, R on N. Erie St, L on PA-58, R on Main St, L on PA-58, Property on the right.
Subdivision
57 - Jamtwn/Grene/SugrGrve/Salem/OttrCrk/Grnvile/W.Salem/Hempfld
Standard status
Active
APN
0000-000
Size
4,211 SF
Lot size
3.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11342
Expense value
5000
Expense
SecurityDeposit
Expense freq.
One Time
Utilities
Sewer type
Septic Tank
Heating system
Baseboard
Cooling system
Central Air
Water source
Well
Building Details
Year built
1952
Building materials
Mixed
Listing Agency:
ERA Richmond Real Estate Service · ERA Real Estate
(814) 337-6000
Listed By:
David Gordon · License #AB066597
(814) 282-0975
Added: Nov 5, 2025
Changed: Aug 4
Last Checked: Aug 18 at 8:06PM
MLS# 188741
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 property offers a blend of residential and commercial opportunities, featuring a 4-bedroom, 2.5-bath home situated on 3.46 acres. The residence includes a large living room and an open kitchen. The property also features a barn equipped with 9 stalls and an indoor arena, presenting the potential for rental income from the horse stalls, fenced pastures, and stables. A veterinary clinic is located on the premises, operating under a lease agreement and providing consistent rental income. The property is located in Greenville, PA.
Key Highlights
- Established veterinary clinic with secure lease provides consistent rental income.
- Expansive 4‑bedroom, 2.5‑bath home on 3.46 acres.
- Large barn with 9 stalls and indoor arena.
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
$42,235
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
6.55%
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%
$844,700
$844.7K
Cap Rate 7%
$603,357
$603.4K
Cap Rate 9%
$469,278
$469.3K
Market Conditions
NOI Build-Up for 4,211 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
$83.4K $19.80/SF
− Vacancy
−$6.6K −$1.56/SF
EGI
$76.8K $18.24/SF
− OpEx
−$34.6K −$8.21/SF
NOI
$42.2K $10.03/SF
Area
Mercer County, PA
Vacancy
7.90%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$844,700
Cap Rate 7%
$603,357
Cap Rate 9%
$469,278
Alternative Uses
Best Use
Mixed Use
$1.09M
$955.4K – $1.27M
NOI $76,430 @ 7.0% cap · market cap 11.85%
Second Best
Apartment 5plus
$603.4K
$527.9K – $703.9K
NOI $42,235 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,878 @ 7.0% cap · market cap 16.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 16125, PA
17,198
Population
8,070
Households
2.1
Avg Household Size
46
Median Age
21%
College-Educated
92%
High-School Grad
105.2 sq mi
ZIP Area
163
Density / Sq Mi
$56,851
Median Household Income
$33,003
Median Earnings
$773
Median Rent
$125,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Investment opportunity: home, barn, and veterinary clinic on 3.46 acres.
Where is this mixed-use property located?
The property is located at 409 E JAMESTOWN Road Greenville, PA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Established veterinary clinic with secure lease provides consistent rental income.; Expansive 4‑bedroom, 2.5‑bath home on 3.46 acres.; Large barn with 9 stalls and indoor arena.
