Self Storage and Office
For Sale
$550,000
Pending
12620 Angling Rd, Edinboro, PA 16412
Property includes a 42-unit storage park plus an adjacent office building with 7 units, served by electric only.
Property Size4,850 SF
Days on Market68
Property Features for 12620 Angling Rd
General Information
Standard status
Pending
Size
4,850 SF
Additional Details
Office Units
7
Taxes and HOA fees
Annual Taxes
$6,285
Listing Agency:
C.R. Weber, REALTORS
(814) 453-5804
Listed By:
Chuck Weber · License #RB028951A
(814) 450-5199
Source:
Exprealty
Added: Jun 30
Changed: Sep 4
Last Checked: Sep 5 at 10:51AM
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 C.R. Weber, REALTORS
Investment Insights
Based on property information with market context.
This listing includes a self-storage park with 42 units along with an adjacent office building containing 7 units. The property also references 12634 Angling Rd. (45)-018-038.0-013.02 as the neighboring office building. Taxes, assessment, and square footage are reported for both properties together.
The property is described as having no water, sewer, or gas, with only electric available. The utilities are out at the road.
Please review the attachments for additional details, and contact the agent for questions or showings.
The property is described as having no water, sewer, or gas, with only electric available. The utilities are out at the road.
Please review the attachments for additional details, and contact the agent for questions or showings.
Key Highlights
- Includes Storage Park with 42 units and an adjacent office building with 7 units
- Property includes 12634 Angling Rd. (45)-018‑038.0‑013.02, described as an office building next door containing 7 units
- Utilities: only electric service; property has no water, sewer, or gas
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
$47,870
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
8.70%
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%
$957,400
$957.4K
Cap Rate 7%
$683,857
$683.9K
Cap Rate 9%
$531,889
$531.9K
Market Conditions
NOI Build-Up for 4,850 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
$72.8K $15.00/SF
− Vacancy
−$4.4K −$0.90/SF
EGI
$68.4K $14.10/SF
− OpEx
−$20.5K −$4.23/SF
NOI
$47.9K $9.87/SF
Area
Erie County, PA
Vacancy
6.00%
Lease Rate
$15.00 /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%
$957,400
Cap Rate 7%
$683,857
Cap Rate 9%
$531,889
Alternative Uses
Best Use
Office B
$907.4K
$794.0K – $1.06M
NOI $63,516 @ 7.0% cap · market cap 11.55%
Second Best
Self Storage
$683.9K
$598.4K – $797.8K
NOI $47,870 @ 7.0% cap · market cap 8.70%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,227 @ 7.0% cap · market cap 15.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 16412, PA
9,292
Population
4,806
Households
1.9
Avg Household Size
40
Median Age
50%
College-Educated
97%
High-School Grad
80.7 sq mi
ZIP Area
115
Density / Sq Mi
$67,659
Median Household Income
$34,061
Median Earnings
$883
Median Rent
$221,900
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?
Self storage facility - Property includes a 42-unit storage park plus an adjacent office building with 7 units, served by electric only.
Where is this self storage facility located?
The property is located at 12620 Angling Rd Edinboro, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Includes Storage Park with 42 units and an adjacent office building with 7 units; Property includes 12634 Angling Rd. (45)-018‑038.0‑013.02, described as an office building next door containing 7 units; Utilities: only electric service; property has no water, sewer, or gas
