Shopping Center with
For Sale
$1,300,000
200 E Pleasant Valley Blvd, Altoona, PA 16602
Commercial Sale, Altoona, PA
Property Size11,536 SF
Lot Size1.03 Acres
Price / SF$112.69
Days on Market358
Property Features for 200 E Pleasant Valley Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Exterior features
Lighting, Private Entrance
Subdivision
East End
Lot features
Level, Level
Elementary school district
Altoona
Middle school district
Altoona
High school district
Altoona
Standard status
Active
APN
1.10-13-119
Size
11,536 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12605
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1995
Building materials
Block, Vinyl Siding
Roof type
Shingle
Listing Agency:
Howard Hanna Bardell Realty Altoona
(814) 313-4111
Listed By:
Richard Johnston · License #RM028146A
(814) 935-4485
Added: Aug 28, 2025
Changed: Aug 19
Last Checked: Aug 20 at 10:06PM
MLS# 78297
Copyright © 2026 Allegheny Highland Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Keystone Plaza is a 11,536-square-foot shopping center on 1.03 acres, built in 1995. The property includes a restaurant and dollar store, with approximately 30 parking spaces serving the site. Block and vinyl siding, shingle roofing, exterior lighting, and a private entrance are among the existing improvements.
The property is located at 200 E Pleasant Valley Blvd in Altoona, Pennsylvania. Public water and public sewer serve the site. Building systems include forced-air natural gas heat and central air conditioning.
The property is located at 200 E Pleasant Valley Blvd in Altoona, Pennsylvania. Public water and public sewer serve the site. Building systems include forced-air natural gas heat and central air conditioning.
Key Highlights
- 11,536‑square‑foot shopping center on 1.03 acres
- Includes restaurant and dollar store
- Approximately 30 parking spaces
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
$116,041
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
8.93%
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%
$2,320,820
$2.3M
Cap Rate 7%
$1,657,729
$1.7M
Cap Rate 9%
$1,289,344
$1.3M
Market Conditions
NOI Build-Up for 11,536 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
$173.0K $15.00/SF
− Vacancy
−$7.3K −$0.63/SF
EGI
$165.8K $14.37/SF
− OpEx
−$49.7K −$4.31/SF
NOI
$116.0K $10.06/SF
Area
Blair County, PA
Vacancy
4.20%
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%
$2,320,820
Cap Rate 7%
$1,657,729
Cap Rate 9%
$1,289,344
Alternative Uses
Best Use
Specialty Retail
$1.66M
$1.45M – $1.94M
NOI $116,153 @ 7.0% cap · market cap 8.93%
Second Best
Retail
$1.66M
$1.45M – $1.93M
NOI $116,041 @ 7.0% cap · market cap 8.93%
Theoretical Best
Warehouse
$14.01M
$12.26M – $16.35M
NOI $980,817 @ 7.0% cap · market cap 75.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
34k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 47%
Apparel 3%
Home Improvements & Furnishings 1%
Burger King
Dining
12,914 visits/mo
0.1 miles
Dollar General
Shops & Services
8,928 visits/mo
0.3 miles
Family Dollar
Shops & Services
5,338 visits/mo
0.1 miles
SUBWAY
Dining
3,604 visits/mo
0.1 miles
Terminix
Shops & Services
1,492 visits/mo
0.3 miles
Demographics for 16602, PA
27,996
Population
13,171
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
93%
High-School Grad
14.7 sq mi
ZIP Area
1,904
Density / Sq Mi
$53,097
Median Household Income
$37,336
Median Earnings
$842
Median Rent
$120,200
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?
Shopping center - Commercially zoned center incorporating restaurant and dollar store space with private access.
Where is this shopping center located?
The property is located at 200 E Pleasant Valley Blvd Altoona, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 11,536‑square‑foot shopping center on 1.03 acres; Includes restaurant and dollar store; Approximately 30 parking spaces
