Versatile Retail-Office
For Sale
$450,000
195 New Castle Rd, Butler, PA 16001
Flexible retail/office property for sale on under one acre with over 1,800 SF in a high-visibility, high-traffic setting.
Property Size1,800 SF
Price / SF$250
Days on Market52
Property Features for 195 New Castle Rd
General Information
Standard status
Active
Size
1,800 SF
Taxes and HOA fees
Annual Taxes
$6,206
Listing Agency:
BERKSHIRE HATHAWAY THE PREFERRED REALTY
Listed By:
Charles Swidzinski · License #RS183338L
(724) 283-0005
Source:
Exprealty
Added: Jul 16
Changed: Aug 31
Last Checked: Sep 4 at 10:16AM
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 BERKSHIRE HATHAWAY THE PREFERRED REALTY
Investment Insights
Based on property information with market context.
Located at 195 New Castle Rd in Butler, this for-sale property presents flexible retail and office space totaling over 1,800 square feet on just under one acre. The building is positioned to support a range of commercial uses, with space that can be adapted to fit a variety of business concepts.
The site is described as highly visible and high-traffic, with convenient regional access. It is approximately two miles from downtown Butler, about 30 minutes to Cranberry Township, and less than an hour from Pittsburgh, supporting customer reach across the area.
If you’re looking for a centrally accessible commercial building that can be tailored to your operation, this property offers a straightforward platform to begin that transformation.
The site is described as highly visible and high-traffic, with convenient regional access. It is approximately two miles from downtown Butler, about 30 minutes to Cranberry Township, and less than an hour from Pittsburgh, supporting customer reach across the area.
If you’re looking for a centrally accessible commercial building that can be tailored to your operation, this property offers a straightforward platform to begin that transformation.
Key Highlights
- Flexible retail/office property on just under one acre
- Over 1,800 SF of versatile space for a wide range of commercial uses
- High‑visibility, high‑traffic setting
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
$18,144
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
4.03%
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%
$362,880
$362.9K
Cap Rate 7%
$259,200
$259.2K
Cap Rate 9%
$201,600
$201.6K
Market Conditions
NOI Build-Up for 1,800 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
$27.0K $15.00/SF
− Vacancy
−$1.1K −$0.60/SF
EGI
$25.9K $14.40/SF
− OpEx
−$7.8K −$4.32/SF
NOI
$18.1K $10.08/SF
Area
Butler County, PA
Vacancy
4.00%
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%
$362,880
Cap Rate 7%
$259,200
Cap Rate 9%
$201,600
Alternative Uses
Best Use
Retail
$259.2K
$226.8K – $302.4K
NOI $18,144 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$458.5K
$401.2K – $534.9K
NOI $32,094 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
94k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 64%
Home Improvements & Furnishings 18%
Shops & Services 18%
Wendy's
Dining
23,032 visits/mo
0.3 miles
Eat'n Park
Dining
15,701 visits/mo
0.3 miles
Tractor Supply Co.
Home Improvements & Furnishings
14,800 visits/mo
0.5 miles
Burger King
Dining
11,728 visits/mo
0.2 miles
Jiffy Lube
Shops & Services
7,411 visits/mo
0.5 miles
Demographics for 16001, PA
40,085
Population
19,757
Households
2
Avg Household Size
46
Median Age
28%
College-Educated
94%
High-School Grad
75.8 sq mi
ZIP Area
529
Density / Sq Mi
$61,325
Median Household Income
$42,542
Median Earnings
$864
Median Rent
$191,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible retail/office property for sale on under one acre with over 1,800 SF in a high-visibility, high-traffic setting.
Where is this retail space located?
The property is located at 195 New Castle Rd Butler, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Flexible retail/office property on just under one acre; Over 1,800 SF of versatile space for a wide range of commercial uses; High‑visibility, high‑traffic setting
