Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Prime Commercial Parcel in Duncansville Title is generated by Realmo AI

    202 Patch Way Rd, Duncansville, PA 16635

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    1-acre commercial parcel with high visibility and excellent access.

    Type:Land
    Lot size:
    1.00 Acre
    Added:
    Feb 8, 2026
    Days on Market:
    93
    Last Refresh:
    Mar 17 at 1:14 pm

    Property Features for 202 Patch Way Rd

    General Information

    Standard status
    Active
    Lot size
    1.00 Acre
    Property subtype
    Land

    We can help!

    Listing Contact
    Leonard Fiore

    Listing agent Leonard Fiore License #AB068457

    Listing office Perry Wellington Realty

    Listing date Feb 8, 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 Perry Wellington Realty

    HighLights

    • Prime 1‑acre commercial parcel at the entrance to Martins Grocery in Holliday Towne Center, benefiting from anchor‑driven traffic
    • Excellent access to Route 22, I‑99, and Plank Road, facilitating regional access and logistics
    • High visibility with frontage along a major retail access road
    • Level, cleared, and development‑ready lot with all public utilities available (water, sewer, gas, and electric)
    • Located within an established retail center with shared access drives and infrastructure
    • Surrounded by strong co‑tenancy of national and regional tenants

    Overview

    This is a 1-acre commercial parcel located at the entrance to Martins Grocery in Holliday Towne Center. The site benefits from high visibility, immediate access, and consumer traffic from surrounding national and regional tenants. Situated off Patch Way Road, the parcel has direct access to Route 22 and is near I-99 and Plank Road, connecting Duncansville, Altoona, and Hollidaysburg. The lot is flat, cleared, and ready for development, with all public utilities available. It is suited for a restaurant, bank, office, or retail user in a high-traffic trade area. The location offers frontage along a major retail access road. The established infrastructure reduces development lead time. Anchor-driven traffic comes from Martins Grocery and neighboring businesses. Proximity to I-99 and Route 22 supports regional access and logistics. The parcel is ready to build within a cohesive development.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    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.

    Location Insight

    • Map
    • Local Demand
    City
    Duncansville
    County
    Blair
    State
    Pennsylvania
    Longitude
    -78.415465
    Latitude
    40.431076

    Nearby Similar for Sale

    • $2,300,000

      Duncansville Retail Shopping Center For Sale

      High-traffic shopping center with development potential in Duncansville, PA.
      1341-1381 Plank Road, Duncansville, PA 16635
      View Details
    • $2,300,000
      21,226 SF

      Duncansville Retail Shopping Center

      High-traffic shopping center with development potential in Duncansville, PA.
      1341-1381 Plank Road, Duncansville, PA 16635
      View Details
    • $180,000

      Commercial Land in Holliday Towne

      1-acre commercial parcel with high visibility and traffic.
      202 Patch Way Road, Duncansville, PA 16635
      View Details
    • $125,000

      Duncansville Land For Sale

      1.5 acre lot suitable for various uses in Duncansville, PA.
      548 Gildea Drive, Duncansville, PA 16635
      View Details
    • $129,900

      Residential Land with Breathtaking Views

      Two-acre residential lot in Duncansville, PA, with utilities.
      Jacks Way, Duncansville, PA 16635
      View Details
    • $79,000

      Secluded 10+ Acre Hunting Retreat

      10+ acre Duncansville, PA land for hunting, recreation, or building.
      . W Carson Valley Road, Duncansville, PA 16635
      View Details
    • $59,900

      Vacant Lot in Duncansville, PA

      0.5 acre vacant lot with a view in Duncansville.
      . Longview Drive, Duncansville, PA 16635
      View Details
    • $499,999

      3.10 Acre Commercial Land Parcel

      3.10-acre parcel ideal for many uses in booming business area.
      2411 PLANK ROAD, DUNCANSVILLE, PA 16635
      View Details
    • $450,000

      Established Restaurant and Bar For Sale

      Well-established restaurant and bar with name recognition and local history.
      183 Inlows Rd, Duncansville, PA, 16635
      View Details
    • $90,000

      Buildable Lot in Fox Hollow

      Large, flat lot with utilities and views in established neighborhood.
      Red Fox Drive lot: 25, Duncansville, PA 16635
      View Details
    • $257,000

      Duncansville Borough Building Opportunity

      Historic building with high traffic, parking, and business potential.
      1146 3rd Avenue Avenue, Duncansville, PA, 16635
      View Details
    • $499,999

      Land Available in Duncansville

      Land for sale at 2411 Plank Rd, Duncansville, PA 16635.
      2411 Plank Rd, Duncansville, PA 16635
      View Details

    FAQs

    What type of property is this?
    Commercial land - 1-acre commercial parcel with high visibility and excellent access.
    Where is this commercial land located?
    The property is located at 202 Patch Way Rd Duncansville, PA.
    What is the asking price?
    The asking price for this property is $180,000.
    What are key features of this property?
    This property features: Prime 1‑acre commercial parcel at the entrance to Martins Grocery in Holliday Towne Center, benefiting from anchor‑driven traffic; Excellent access to Route 22, I‑99, and Plank Road, facilitating regional access and logistics; High visibility with frontage along a major retail access road
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Leonard Fiore
    Real Estate License ID: AB068457
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    202 Patch Way Rd, Duncansville, PA 16635
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!