Brick Live-Work
For Sale
$169,000
112 Sunshine Ave, Central City, PA 15926
Commercial Sale, Central City, PA
Property Size1,750 SF
Lot Size0.13 Acres
Price / SF$96.57
Days on Market96
Property Features for 112 Sunshine Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Elementary school district
Shade-Central City
Middle school district
Shade-Central City
High school district
Shade-Central City
Directions
GPS is correct. From Rt 30, head north on Rt. 160 into Central City. Building is in the center of town on Sunshine Ave. Sign in window.
Subdivision
Central City Boro-S11
Standard status
Active
APN
S11-037-007-00
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
2335/452
Tax Annual Amount
2552
Legal Description
2335/452
Amenities
private office
kitchenette
bathroom
storage room
basement
attached garage
Building Details
Floors in Building
2
Listing Agency:
BHHS Preferred Donegal
(724) 593-6195
Listed By:
Valerie Gontis
(814) 421-1029
Added: May 20
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 96041649
Copyright © 2026 Cambria Somerset Association of Realtors. 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 brick live-work property in Central City, Pennsylvania, combines a commercial first floor with a private residential apartment above. The business level features open space, high ceilings, storefront windows, a private office, kitchenette, bathroom, storage room, and air conditioning. The second floor includes five bedrooms, 1.5 baths, a living room, dining room, and kitchen, with access from both the interior and a separate exterior entrance. Recent apartment improvements include new flooring, paint, and windows.
Additional utility and storage features include separate electric meters for each floor, hot water heating serving the building, basement storage, and an attached garage. Off-street parking is available behind the property. The parcel contains 0.128 acres and carries Commercial zoning. Its address is 112 Sunshine Ave, Central City, PA 15926.
Additional utility and storage features include separate electric meters for each floor, hot water heating serving the building, basement storage, and an attached garage. Off-street parking is available behind the property. The parcel contains 0.128 acres and carries Commercial zoning. Its address is 112 Sunshine Ave, Central City, PA 15926.
Key Highlights
- Two‑level live‑work configuration with commercial space and a five‑bedroom apartment
- First‑floor business area includes storefront windows, high ceilings, office, kitchenette, bathroom, and storage
- Second‑floor apartment has 5 bedrooms, 1.5 baths, living room, dining room, and kitchen
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
$13,383
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
7.92%
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%
$267,660
$267.7K
Cap Rate 7%
$191,186
$191.2K
Cap Rate 9%
$148,700
$148.7K
Market Conditions
NOI Build-Up for 1,750 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
$25.8K $14.76/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$24.3K $13.90/SF
− OpEx
−$10.9K −$6.26/SF
NOI
$13.4K $7.65/SF
Area
Somerset County, PA
Vacancy
5.80%
Lease Rate
$14.76 /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%
$267,660
Cap Rate 7%
$191,186
Cap Rate 9%
$148,700
Alternative Uses
Best Use
Retail
$535.5K
$468.5K – $624.7K
NOI $37,483 @ 7.0% cap · market cap 22.18%
Second Best
Office B
$441.0K
$385.9K – $514.6K
NOI $30,873 @ 7.0% cap · market cap 18.27%
Theoretical Best
Office A
$554.4K
$485.1K – $646.8K
NOI $38,808 @ 7.0% cap · market cap 22.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 15926, PA
2,429
Population
1,512
Households
1.6
Avg Household Size
52
Median Age
17%
College-Educated
89%
High-School Grad
31.7 sq mi
ZIP Area
77
Density / Sq Mi
$60,972
Median Household Income
$36,765
Median Earnings
$747
Median Rent
$105,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Commercially zoned building combines flexible business space with a private apartment and separate exterior access.
Where is this live-work space located?
The property is located at 112 Sunshine Ave Central City, PA.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Two‑level live‑work configuration with commercial space and a five‑bedroom apartment; First‑floor business area includes storefront windows, high ceilings, office, kitchenette, bathroom, and storage; Second‑floor apartment has 5 bedrooms, 1.5 baths, living room, dining room, and kitchen
