Open-Plan Flex
For Sale
$300,000
Pending
95 School St, Delmont, PA 15626
Commercial building with adaptable interior, abundant daylight, and recent exterior improvements.
Property Size2,300 SF
Days on Market494
Property Features for 95 School St
General Information
Standard status
Pending
Size
2,300 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,642
Building Details
Buildings
1
Listing Agency:
CENTURY 21 FAIRWAYS REAL ESTATE
(724) 864-5916
Listed By:
Adam Slivka · License #AB068610
(724) 864-5916
Source:
Exprealty
Added: Apr 16, 2025
Changed: Aug 21
Last Checked: Aug 21 at 12:06PM
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 CENTURY 21 FAIRWAYS REAL ESTATE
Investment Insights
Based on property information with market context.
This flex space offers approximately 2,300+ square feet within a largely open commercial building. The adaptable interior receives natural light and can accommodate a range of retail, office, studio, or specialty-use layouts. The property was previously occupied by a gun and outdoor supply store, providing an established commercial setting for a new operation.
Recent capital improvements include new siding and a new roof. The building is positioned along Route 66 in Delmont, with exposure to passing traffic and potential for business signage. Its combination of open interior space, updated exterior components, and roadside positioning creates a practical foundation for a variety of commercial uses.
Recent capital improvements include new siding and a new roof. The building is positioned along Route 66 in Delmont, with exposure to passing traffic and potential for business signage. Its combination of open interior space, updated exterior components, and roadside positioning creates a practical foundation for a variety of commercial uses.
Key Highlights
- Approximately 2,300+ square feet of commercial space
- Mostly open interior with natural light
- New siding and a new roof
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
$26,517
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
8.84%
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%
$530,340
$530.3K
Cap Rate 7%
$378,814
$378.8K
Cap Rate 9%
$294,633
$294.6K
Market Conditions
NOI Build-Up for 2,300 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
$41.4K $18.00/SF
− Vacancy
−$3.5K −$1.53/SF
EGI
$37.9K $16.47/SF
− OpEx
−$11.4K −$4.94/SF
NOI
$26.5K $11.53/SF
Area
Westmoreland County, PA
Vacancy
8.50%
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%
$530,340
Cap Rate 7%
$378,814
Cap Rate 9%
$294,633
Alternative Uses
Best Use
Retail
$378.8K
$331.5K – $442.0K
NOI $26,517 @ 7.0% cap · market cap 8.84%
Second Best
Flex RnD
$229.8K
$201.1K – $268.2K
NOI $16,089 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$585.8K
$512.6K – $683.5K
NOI $41,009 @ 7.0% cap · market cap 13.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15626, PA
5,095
Population
2,676
Households
1.9
Avg Household Size
51
Median Age
39%
College-Educated
96%
High-School Grad
4.3 sq mi
ZIP Area
1,185
Density / Sq Mi
$67,337
Median Household Income
$47,213
Median Earnings
$787
Median Rent
$228,100
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 - Commercial building with adaptable interior, abundant daylight, and recent exterior improvements.
Where is this flex space located?
The property is located at 95 School St Delmont, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Approximately 2,300+ square feet of commercial space; Mostly open interior with natural light; New siding and a new roof
