Self Storage Facility with Office
For Sale
$550,000
Pending
12620 ANGLING Road, Edinboro, PA 16421
CommercialSale, Edinboro, PA
Property Size4,850 SF
Lot Size0.93 Acres
Days on Market86
Property Features for 12620 ANGLING Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Zoning description
C-1
Lot features
Mineral Rights
Elementary school district
General McLane
Middle school district
General McLane
High school district
General McLane
Directions
South on I79 to the Edinboro Exit, Turn Easton 6N to Angling Road.
Subdivision
11 - Edin/Frkln Twp/Mckean Twp & Boro/Wash Twp
Standard status
Pending
APN
45-018-038.0-013.01
Size
4,850 SF
Lot size
0.93 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6285
Expense value
25000
Expense
SecurityDeposit
Expense freq.
One Time
Building Details
Year built
1977
Building materials
Block
Listing Agency:
C.R. Weber, REALTORS
(814) 453-5804
Listed By:
Chuck Weber · License #RB028951A
(814) 450-5199
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 23 at 11:06AM
MLS# 191798
Copyright © 2026 Greater Erie Board of Realtors 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 offering combines a storage property with a neighboring office building at 12620 and 12634 Angling Road. The storage park contains 42 units, while the adjacent office building provides 7 units. The combined property size is 4,850 square feet on 0.926 acres, with block construction and a 1977 build year.
The property is zoned C-1. Electric service is available, while water, sewer, and gas are not present; utilities are located at the road. The two-property configuration brings storage and office components together within one commercial offering in Edinboro, Pennsylvania.
The property is zoned C-1. Electric service is available, while water, sewer, and gas are not present; utilities are located at the road. The two-property configuration brings storage and office components together within one commercial offering in Edinboro, Pennsylvania.
Key Highlights
- Storage park includes 42 units
- Neighboring office building contains 7 units
- Combined property size of 4,850 square feet
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
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Open Analytics
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 16421, PA
2,351
Population
930
Households
2.5
Avg Household Size
48
Median Age
28%
College-Educated
96%
High-School Grad
10.5 sq mi
ZIP Area
224
Density / Sq Mi
$68,088
Median Household Income
$34,139
Median Earnings
$809
Median Rent
$191,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two-property commercial offering with storage units and a neighboring multi-unit office building under C-1 zoning.
Where is this self storage facility located?
The property is located at 12620 ANGLING Road 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: Storage park includes 42 units; Neighboring office building contains 7 units; Combined property size of 4,850 square feet
