Flex Space with Two
For Sale
$210,000
1262 N Gallatin Ave Ext, Uniontown, PA 15401
Commercial Sale, Uniontown, PA
Property Size2,450 SF
Lot Size0.64 Acres
Price / SF$85.71
Days on Market14
Property Features for 1262 N Gallatin Ave Ext
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
APN
25-12-0192
Lot size
0.64 Acres
Listing Agency:
WILLIAM J WORK
Listed By:
William Work
Added: Aug 17
Changed: Aug 21
Last Checked: Aug 30 at 8:06PM
MLS# 11938367
Copyright © 2026 My State 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 flex-space property combines an adaptable main-floor layout with distinctive original finishes. The building includes an open area, office, storage loft, and accessible bathroom, with original hardwood plank floors, stained-glass windows, and three original chandeliers. High-efficiency electric heating and cooling is supplemented by a backup oil furnace. The facility can support single-user occupancy or separation into two units.
A separate metal pole building measures 57 1/2 x 24 and has a concrete floor. The .64-acre site is fenced and includes a large parking area. The property is positioned just off Route 119, with 2450 Sf+ of building area identified in the listing.
A separate metal pole building measures 57 1/2 x 24 and has a concrete floor. The .64-acre site is fenced and includes a large parking area. The property is positioned just off Route 119, with 2450 Sf+ of building area identified in the listing.
Key Highlights
- 2450 Sf+ flex‑space building with an open main‑floor layout
- Layout can accommodate one occupant or two separate units
- Office, storage loft, and accessible bathroom included
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
$13,426
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
6.39%
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%
$268,520
$268.5K
Cap Rate 7%
$191,800
$191.8K
Cap Rate 9%
$149,178
$149.2K
Market Conditions
NOI Build-Up for 2,450 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
$20.6K $8.40/SF
− Vacancy
−$1.4K −$0.57/SF
EGI
$19.2K $7.83/SF
− OpEx
−$5.8K −$2.35/SF
NOI
$13.4K $5.48/SF
Area
Fayette County, PA
Vacancy
6.80%
Lease Rate
$8.40 /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%
$268,520
Cap Rate 7%
$191,800
Cap Rate 9%
$149,178
Alternative Uses
Best Use
Industrial
$191.8K
$167.8K – $223.8K
NOI $13,426 @ 7.0% cap · market cap 6.39%
Second Best
Flex RnD
$188.1K
$164.6K – $219.5K
NOI $13,169 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$624.1K
$546.1K – $728.1K
NOI $43,684 @ 7.0% cap · market cap 20.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15401, PA
30,619
Population
15,598
Households
2
Avg Household Size
46
Median Age
23%
College-Educated
91%
High-School Grad
55.4 sq mi
ZIP Area
553
Density / Sq Mi
$52,051
Median Household Income
$40,959
Median Earnings
$761
Median Rent
$151,600
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 - Fenced commercial property offers flexible occupancy, substantial parking, and a versatile building layout.
Where is this flex space located?
The property is located at 1262 N Gallatin Ave Ext Uniontown, PA.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: 2450 Sf+ flex‑space building with an open main‑floor layout; Layout can accommodate one occupant or two separate units; Office, storage loft, and accessible bathroom included
