Steel Warehouse
New
For Sale
$200,000
Lot 1-C Freeport Rd, Butler, PA 16002
Steel warehouse with utility service, an unfinished limestone floor, and substantial land area for commercial operations.
Property Size3,974 SF
Lot Size3.29 Acres
Price / SF$50.33
Days on Market6
Property Features for Lot 1-C Freeport Rd
General Information
Standard status
Active
Size
3,974 SF
Lot size
3.29 Acres
Property subtype
Warehouse
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,787
Building Details
Year Built
2002
Buildings
1
Building Size
3,974 SF
Construction
steel pole
Listing Agency:
BERKSHIRE HATHAWAY THE PREFERRED REALTY
(724) 776-3686
Listed By:
JoAnn Echtler Team · License #AB042190A
(724) 776-3686
Source:
Nelsonrealtypa
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 22 at 10:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BERKSHIRE HATHAWAY THE PREFERRED REALTY
Investment Insights
Based on property information with market context.
The property includes a 3,974-square-foot steel pole warehouse built in 2002. Electricity and natural gas are connected to the building, while the limestone floor provides a prepared base for a future concrete finish. Public water and sewer are available but require connection.
Set on 3.29 acres with frontage along State Route 356, the property combines an existing warehouse structure with additional land area. Its physical configuration and utility profile provide a straightforward platform for warehouse-related commercial use.
Set on 3.29 acres with frontage along State Route 356, the property combines an existing warehouse structure with additional land area. Its physical configuration and utility profile provide a straightforward platform for warehouse-related commercial use.
Key Highlights
- 3,974‑square‑foot steel pole building constructed in 2002
- 3.29‑acre property with frontage on State Route 356
- Electricity and natural gas serve the building
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
$16,344
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
8.17%
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%
$326,880
$326.9K
Cap Rate 7%
$233,486
$233.5K
Cap Rate 9%
$181,600
$181.6K
Market Conditions
NOI Build-Up for 3,974 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
$20.0K $5.04/SF
− Vacancy
−$801 −$0.20/SF
EGI
$19.2K $4.84/SF
− OpEx
−$2.9K −$0.73/SF
NOI
$16.3K $4.11/SF
Area
Butler County, PA
Vacancy
4.00%
Lease Rate
$5.04 /SF/Yr
Expense Ratio
15.00%
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%
$326,880
Cap Rate 7%
$233,486
Cap Rate 9%
$181,600
Alternative Uses
Best Use
Warehouse
$233.5K
$204.3K – $272.4K
NOI $16,344 @ 7.0% cap · market cap 8.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$885.7K – $1.18M
NOI $70,857 @ 7.0% cap · market cap 35.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
111
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16002, PA
15,379
Population
6,573
Households
2.3
Avg Household Size
47
Median Age
26%
College-Educated
96%
High-School Grad
73.3 sq mi
ZIP Area
210
Density / Sq Mi
$82,676
Median Household Income
$40,159
Median Earnings
$787
Median Rent
$256,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Steel warehouse with utility service, an unfinished limestone floor, and substantial land area for commercial operations.
Where is this warehouse located?
The property is located at Lot 1-C Freeport Rd Butler, PA.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 3,974‑square‑foot steel pole building constructed in 2002; 3.29‑acre property with frontage on State Route 356; Electricity and natural gas serve the building
