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    1028 Blackthorne Dr, Unit | Jeannette Jeannette, PA 15644

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    For Sale
    Contact for pricing

    Multi-story entertainment facility with flexible event spaces and scenic views.

    Property size:
    36 SF

    Property Features for 1028 Blackthorne Dr

    General Information

    Size
    36 SF

    Building Details

    Year built
    2019

    We can help!

    Listing Contact
    Dana Grau, Sior, Ccim
    Source: Lee-associates

    Listing Agent: Dana Grau, Sior, Ccim

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    36,000 SF Event Venue

    This 36,000 square-foot multi-story entertainment facility is situated on 6.9 acres. Constructed in 2019, the property features flexible event spaces capable of accommodating up to 250 guests across the first floor and mezzanine level. An outdoor pavilion provides additional space for up to 200 attendees. Architectural details include exposed beams and floor-to-ceiling fireplaces. The building is equipped with an elevator and fully-equipped handicap-accessible restrooms on every floor. A scenic balcony offers panoramic views. The lower level has a dedicated entry with separate parking and features a former pro shop, locker rooms, a garage, and an in-progress restaurant with a full kitchen and two golf simulator bays. The layout includes 15,000 square feet on the lower level, 15,000 square feet on the first floor, and 6,000 square feet on the mezzanine. The property is zoned for Mixed Density Residential and permitted uses include a community center, health and fitness facility, personal service establishment, worship facility, group home, and bed and breakfast. There are 256 surface parking spaces available. Site access is located 2 miles from Route 22 via Harrison City Rd and 4.7 miles from the Route 22/Route 66 interchange in Delmont, PA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Club At Blackthorne Golf Course

    Suggested Use

    Real Estate Agency Restaurant Auto Repair Shop Big Box & Wholesale Store Kitchen & Bath Showroom Bar & Pub HVAC Service Electrical Service Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Jeannette
    County
    Westmoreland
    State
    Pennsylvania
    Longitude
    -79.64487
    Latitude
    40.392967

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    FAQs

    What type of property is this?
    Wedding venue - Multi-story entertainment facility with flexible event spaces and scenic views.
    Where is this wedding venue located?
    The property is located at 1028 Blackthorne Dr, Unit | Jeannette Jeannette, PA.
    What are key features of this property?
    This property features: - 36,000 SF multi-story entertainment facility on 6.9 acres.; - Flexible event spaces accommodating up to 250 guests, plus an outdoor pavilion for up to 200 attendees.; - Lower level with former pro shop, locker rooms, garage, and in-progress restaurant with full kitchen and 2 golf simulator bays.
    (412) 512-3737
    Request Owner's contact information
    1028 Blackthorne Dr, Unit | Jeannette Jeannette, PA 15644
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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
    1028 Blackthorne Dr, Unit | Jeannette Jeannette, PA 15644
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    We can help!
    Listing Contact
    Dana Grau, Sior, Ccim
    (412) 512-3737
    Learn more
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