Building Details

Year Built 1976

Year Renovated 2004

Stories 1

Listing Agency: Commercial Choice realty Inc d***@ccim.net Show Phone

Listed By: David A. Reese, CCIM · License #PA RM041501C

Source: Crexi

Added: Jul 2, 2020 Changed: Aug 8 Last Checked: Aug 20 at 12:35PM

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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 Commercial Choice realty Inc

Investment Insights

Based on property information with market context.

This commercial property is located within an Opportunity Zone and features a metal building. The property includes an interior dock and an additional 1,882-square-foot, three-sided building, plus a 240-square-foot metal shed. The fenced yard encompasses 1.1 acres. The total property size is 6,000 square feet. Office space is available. The property is suitable for warehouse, industrial, retail, and office uses.

Key Highlights

• 1.1 Acre Fenced Yard
• Located in an Opportunity Zone
• Metal Building with Interior Dock

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

$42,511

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

8.50%

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%

$850,220 $850.2K

Cap Rate 7%

$607,300 $607.3K

Cap Rate 9%

$472,344 $472.3K

Market Conditions

NOI Build-Up for 6,000 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

$53.0K $8.83/SF

− Vacancy

−$3.0K −$0.49/SF

EGI

$50.0K $8.34/SF

− OpEx

−$7.5K −$1.25/SF

NOI

$42.5K $7.09/SF

Area

Westmoreland County, PA

Vacancy

5.60%

Lease Rate

$8.83 /SF/Yr

Expense Ratio

15.00%

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%

$850,220

Cap Rate 7%

$607,300

Cap Rate 9%

$472,344

Alternative Uses

Best Use

Office B

$1.09M

$958.1K – $1.28M (±1% cap)

NOI $76,648 @ 7.0% cap · market cap 15.33%

Second Best

Retail

$988.2K

$864.7K – $1.15M (±1% cap)

NOI $69,174 @ 7.0% cap · market cap 13.84%

Theoretical Best

Office A

$1.53M

$1.34M – $1.78M (±1% cap)

NOI $106,980 @ 7.0% cap · market cap 21.40%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Jupina Landscaping Construction Company

Suggested Use

Top Pick Real Estate Agency Dental Office Hair Salon Spa & Massage Center Restaurant Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

117

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 15675, PA

993

Population

447

Households

2.2

Avg Household Size

45

Median Age

24%

College-Educated

92%

High-School Grad

1.1 sq mi

ZIP Area

903

Density / Sq Mi

$71,970

Median Household Income

$45,765

Median Earnings

$883

Median Rent

$106,700

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - 6,000 sq ft industrial property with fenced yard.

Where is this warehouse located?

The property is located at 2 11th St Penn, PA.

What is the asking price?

The asking price for this property is $499,900.

What are key features of this property?

This property features: 1.1 Acre Fenced Yard; Located in an Opportunity Zone; Metal Building with Interior Dock