Six-Bay Auto
For Sale
$450,000
209 Route 271, Ligonier, PA 15658
CommercialSale, Ligonier, PA
Property Size5,280 SF
Lot Size5.50 Acres
Price / SF$85.23
Days on Market188
Property Features for 209 Route 271
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm.
Zoning description
Comm.
Parking
12
Subdivision
Ligonier Twp
Standard status
Active
Lot size
5.50 Acres
Taxes and HOA fees
Tax Annual Amount
3306
Building Details
Year built
1974
Listing Agency:
INTEGRITY PLUS REALTY
(724) 420-5676
Listed By:
Jason Mazzei · License #RS327528
(724) 316-7531
Added: Mar 6
Changed: Sep 9
Last Checked: Sep 10 at 10:06AM
MLS# 1742674
Copyright © 2026 West Penn Multi List, Inc. 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.
Located at 209 Route 271 in Ligonier, this 5,280-square-foot automotive facility sits on 5.5 acres and includes six service bays. Built in 1974, the property is currently used for auto repair, inspection, and towing operations. A large parking area and enclosed tow-yard storage area support the existing configuration.
The property is near central Ligonier and close to Sheetz and Dollar General. Commercial zoning and the established automotive layout provide a defined operating framework for continued service use. The same owner has operated the business at the property for 48 years.
The property is near central Ligonier and close to Sheetz and Dollar General. Commercial zoning and the established automotive layout provide a defined operating framework for continued service use. The same owner has operated the business at the property for 48 years.
Key Highlights
- Six‑bay garage containing 5,280 square feet
- 5.5‑acre property with a large parking area
- Fenced‑in tow yard storage area
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
$30,808
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
6.85%
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%
$616,160
$616.2K
Cap Rate 7%
$440,114
$440.1K
Cap Rate 9%
$342,311
$342.3K
Market Conditions
NOI Build-Up for 5,280 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
$46.6K $8.83/SF
− Vacancy
−$2.6K −$0.49/SF
EGI
$44.0K $8.34/SF
− OpEx
−$13.2K −$2.50/SF
NOI
$30.8K $5.83/SF
Area
Westmoreland County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$616,160
Cap Rate 7%
$440,114
Cap Rate 9%
$342,311
Alternative Uses
Best Use
Retail
$869.6K
$760.9K – $1.01M
NOI $60,873 @ 7.0% cap · market cap 13.53%
Second Best
Industrial
$440.1K
$385.1K – $513.5K
NOI $30,808 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$1.34M
$1.18M – $1.57M
NOI $94,143 @ 7.0% cap · market cap 20.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Service bays
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
6k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,691 visits/mo
0.4 miles
Demographics for 15658, PA
8,149
Population
4,584
Households
1.8
Avg Household Size
54
Median Age
38%
College-Educated
97%
High-School Grad
92.2 sq mi
ZIP Area
88
Density / Sq Mi
$78,750
Median Household Income
$46,772
Median Earnings
$1,006
Median Rent
$234,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
- Mullen Auto Repair — 3800 PA-711, Ligonier, PA 15658
- Culley Auto Repair Shop — 179 PA-271, Ligonier, PA 15658
- TENWIL'S AUTO SERVICE AND TOWING — 209 PA-271, Ligonier, PA 15658
Frequently Asked Questions
What type of property is this?
Auto shop - Commercially zoned facility with a fenced tow yard, substantial parking, and space for automotive service operations.
Where is this auto shop located?
The property is located at 209 Route 271 Ligonier, 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: Six‑bay garage containing 5,280 square feet; 5.5‑acre property with a large parking area; Fenced‑in tow yard storage area
