Steel Flex Building with Loading
For Sale
$850,000
114 Fortunato Lane, Blairsville, PA 15717
CommercialSale, Blairsville, PA
Property Size3,600 SF
Lot Size3.54 Acres
Price / SF$236.11
Days on Market15
Property Features for 114 Fortunato Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
50
Directions
Route 22 E from New Alexandria to Right on Fortunato Lane just before Stony Run Rd.
Subdivision
Derry Twp
Standard status
Active
Lot size
3.54 Acres
Taxes and HOA fees
Tax Annual Amount
3423
Amenities
Ring Doorbell System
CCTV Camera System
Building Details
Year built
2001
Listing Agency:
REALTY ONE GROUP LANDMARK
Listed By:
Bonnie Bartholow
(724) 427-5801
Added: Aug 21
Changed: Sep 3
Last Checked: Sep 4 at 12:06PM
MLS# 1770952
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.
Investment Insights
Based on property information with market context.
This steel flex property includes a 3,600-square-foot building measuring 60 x 60 feet on a commercial parcel along Route 22. Constructed in 2001, the building has a 24-foot ceiling, two 14 x 14-foot garage doors configured for pull-through use, two man doors, and a loading dock. Interior improvements include four rooms, a restroom, overhead storage with pull-down stairs, and a 200 amp electric panel. Natural gas and public water serve the property.
The site is positioned on Route 22, which carries a reported 15,000 to 20,000 vehicles per day. Security features include a Ring Doorbell System and Night Owl CCTV Camera System. A 42" box trailer with shelving is included for additional storage.
The site is positioned on Route 22, which carries a reported 15,000 to 20,000 vehicles per day. Security features include a Ring Doorbell System and Night Owl CCTV Camera System. A 42" box trailer with shelving is included for additional storage.
Key Highlights
- 3,600‑square‑foot steel building on a 60 x 60‑foot footprint
- 24‑foot ceiling height with overhead storage and pull‑down stairs
- Two 14 x14‑foot garage doors, two man doors, and a loading dock
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
$40,597
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
4.78%
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%
$811,940
$811.9K
Cap Rate 7%
$579,957
$580.0K
Cap Rate 9%
$451,078
$451.1K
Market Conditions
NOI Build-Up for 3,600 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
$64.8K $18.00/SF
− Vacancy
−$6.8K −$1.89/SF
EGI
$58.0K $16.11/SF
− OpEx
−$17.4K −$4.83/SF
NOI
$40.6K $11.28/SF
Area
Indiana County, PA
Vacancy
10.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$811,940
Cap Rate 7%
$579,957
Cap Rate 9%
$451,078
Alternative Uses
Best Use
Retail
$580.0K
$507.5K – $676.6K
NOI $40,597 @ 7.0% cap · market cap 4.78%
Second Best
Warehouse
$364.4K
$318.8K – $425.1K
NOI $25,507 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$1.14M
$997.9K – $1.33M
NOI $79,834 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
1
Dock-high doors
2
Drive-in doors
20,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15717, PA
9,454
Population
4,773
Households
2
Avg Household Size
49
Median Age
20%
College-Educated
93%
High-School Grad
94.0 sq mi
ZIP Area
101
Density / Sq Mi
$63,544
Median Household Income
$40,210
Median Earnings
$685
Median Rent
$154,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - High-clearance interior with loading infrastructure and public utilities supports a range of commercial operations.
Where is this flex space located?
The property is located at 114 Fortunato Lane Blairsville, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,600‑square‑foot steel building on a 60 x 60‑foot footprint; 24‑foot ceiling height with overhead storage and pull‑down stairs; Two 14 x14‑foot garage doors, two man doors, and a loading dock
