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    Sheetz NNN Ground Lease Opportunity Title is generated by Realmo AI

    1518 N Main St Ext, Butler, PA 16001

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    Single-tenant Sheetz property with a NNN ground lease.

    Type:Retail
    Property size:
    4,000 SF
    Lot size:
    2.57 Acres
    Price / SF:
    $550/SF
    Added:
    Feb 9, 2026
    Days on Market:
    91
    Last Refresh:
    Mar 17 at 1:15 pm

    Property Features for 1518 N Main St Ext

    General Information

    Standard status
    Active
    Size
    4,000 SF
    Lot size
    2.57 Acres
    Property subtype
    Retail

    Building Details

    Year Built
    2016

    We can help!

    Listing Contact
    James Yi
    James Yi

    Listing agent James Yi License #PA RS345286

    Listing office Forged Real Estate

    Listing date Feb 9, 2026

    Source Crexi

    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 Forged Real Estate

    HighLights

    • NNN ground lease with Sheetz, offering true passive ownership and stable income.
    • Strategic location at a signalized intersection with high traffic volume (22,600 VPD).
    • Lowest rent of any Sheetz location currently on the market ($110,004 annually).
    • Rare features including a dedicated drive‑thru lane and on‑site car wash.
    • Lease includes over 5.5 years remaining on the base term and seven (7) five‑year renewal options with 10% rental increases.
    • Sheetz offers beer and wine sales, driving increased visit frequency and higher basket sizes.

    Overview

    This single-tenant property, leased to Sheetz, is located in Butler, Pennsylvania, approximately 30 miles northeast of Pittsburgh. The property is occupied under a triple-net (NNN) ground lease with over 5.5 years remaining on the base term and seven five-year renewal options, each featuring 10% rental increases. The NNN lease structure provides passive ownership with no landlord responsibilities. The property is positioned at a signalized intersection of North Main Street and Mall Access Road, offering visibility and exposure to commuter traffic and shoppers visiting the adjacent Clearview Mall. Multiple points of ingress and egress enhance traffic flow and site accessibility. Situated on a 2.57-acre parcel, the site offers space for operations and provides potential flexibility for future redevelopment or expansion. This Sheetz location includes a dedicated drive-thru lane and an on-site car wash. Operating 24 hours a day, the store maximizes sales opportunities. Sheetz offers beer and wine at over 280 locations, including this store. The property has annual rent of $110,004.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    PNC Bank ATM Atm Sheetz Grocery & Convenience Store PNC ATM Atm

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Giant Eagle Supermarket — 1521 N Main St, Butler, PA 16001

    Location Insight

    • Map
    • Local Demand
    City
    Butler
    County
    Butler
    State
    Pennsylvania
    Longitude
    -79.90853
    Latitude
    40.896626

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    FAQs

    What type of property is this?
    Grocery and convenience store - Single-tenant Sheetz property with a NNN ground lease.
    Where is this grocery and convenience store located?
    The property is located at 1518 N Main St Ext Butler, PA.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: NNN ground lease with Sheetz, offering true passive ownership and stable income.; Strategic location at a signalized intersection with high traffic volume (22,600 VPD).; Lowest rent of any Sheetz location currently on the market ($110,004 annually).
    (215) 460-2603 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing James Yi
    James Yi
    Real Estate License ID: PA RS345286
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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.

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