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    Turnkey Welding Business Opportunity Title is generated by Realmo AI

    1389 Old State Rd, Waterford, PA 16441

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    For Sale
    $699,000

    Established welding business with real estate and equipment included.

    Type:Business Opportunity
    Property size:
    10,475 SF
    Price / SF:
    $66/SF
    Added:
    May 14, 2026
    Days on Market:
    12
    Last Refresh:
    May 23 at 1:04 am

    Property Features for 1389 Old State Rd

    General Information

    Standard status
    Active
    Size
    10,475 SF
    Property subtype
    Business Opportunity

    We can help!

    Listing Contact
    Jim Barbour
    Jim Barbour

    Listing agent Jim Barbour License #RM426122

    Listing office KW Flagship Realty

    Listing date May 14, 2026

    Source Exprealty

    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 KW Flagship Realty

    HighLights

    • Established, turnkey welding business with real estate and equipment included.
    • 60x100 primary heated building along with multiple other buildings.
    • Extensive equipment package including lifts and a bridge crane.
    • Decades of consistent revenue and loyal customer base.
    • Full hands‑on transition support from existing partner.
    • Purpose‑built facility operating continuously since 1988.

    Overview

    This is a rare turnkey opportunity to acquire an established, multi-generational welding business, purpose-built real estate, and a full equipment package. The facility was built in 1988 and has been operating continuously since. The property includes five structures: a 60x100 primary heated building, a 40x75 partial-heated building, 20x30 and 25x35 heated structures, and an 8x48 racked storage trailer. Equipment includes 8 half-ton lifts and a 3-ton full-travel bridge crane. All machinery, tooling, inventory, and goodwill transfer with the sale. The business has decades of consistent revenue and a loyal, established customer base. One owner has retired, and the remaining partner is committed to providing full hands-on transition support for the next owner. The property size is 10475 square feet.
    Location Intelligence

    Current Use by Public Records

    Dave's Welding Shop General Contractor

    Suggested Use

    Department Store Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Waterford
    County
    Erie
    State
    Pennsylvania
    Longitude
    -80.0282393
    Latitude
    41.9304934

    FAQs

    What type of property is this?
    Manufacturing property - Established welding business with real estate and equipment included.
    Where is this manufacturing property located?
    The property is located at 1389 Old State Rd Waterford, PA.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Established, turnkey welding business with real estate and equipment included.; **60x100 primary heated building** along with multiple other buildings.; Extensive equipment package **including lifts and a bridge crane.**
    (610) 967-0538
    We can help!
    Listing Contact
    Jim Barbour
    Jim Barbour
    Real Estate License ID: RM426122
    Learn More
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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
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