Manufacturing Building with Three Garage
For Sale
$255,000
2253 Stoystown Road, Friedens, PA 15541
Commercial Sale, Friedens, PA
Property Size4,000 SF
Lot Size0.44 Acres
Price / SF$63.75
Days on Market99
Property Features for 2253 Stoystown Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Not Zoned
Elementary school district
Somerset Area
Middle school district
Somerset Area
High school district
Somerset Area
Directions
GPS is correct. From Somerset take Rt. 281N, just past Welsh Hill Road property on left next to post office.
Subdivision
Somerset Twp-S42
Standard status
Active
APN
S42-072-005-00
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
2434/1005
Tax Annual Amount
440
Legal Description
2434/1005
Building Details
Floors in Building
1
Listing Agency:
BHHS Preferred Donegal
(724) 593-6195
Listed By:
Valerie Gontis
(814) 421-1029
Added: May 26
Changed: Aug 19
Last Checked: Sep 1 at 3:06PM
MLS# 96041680
Copyright © 2026 Cambria Somerset 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.
This steel pole manufacturing building measures 50 by 80 feet and is configured for fabrication, welding, excavating-related operations, manufacturing, or storage. The building includes three 16-foot garage doors, including one automatic door, along with two man doors. Interior features include overhead lighting, 6-inch fiber-reinforced concrete flooring, three-phase wiring, a loft for tools and supplies, and a bathroom.
The property includes 0.44 acres, with additional parking space behind the building that can accommodate long-bed hauling trailers. It is positioned along Route 281 and is approximately 11 minutes from the PA Turnpike, 7 minutes from Route 219, and 8 minutes from Route 30. The property is identified as Not Zoned.
The property includes 0.44 acres, with additional parking space behind the building that can accommodate long-bed hauling trailers. It is positioned along Route 281 and is approximately 11 minutes from the PA Turnpike, 7 minutes from Route 219, and 8 minutes from Route 30. The property is identified as Not Zoned.
Key Highlights
- 50x80 steel pole building on 0.44 acres
- Three 16' garage doors, including one automatic door
- 6" fiber‑reinforced concrete flooring and three‑phase wiring
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
$23,339
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
9.15%
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%
$466,780
$466.8K
Cap Rate 7%
$333,414
$333.4K
Cap Rate 9%
$259,322
$259.3K
Market Conditions
NOI Build-Up for 4,000 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
$35.3K $8.83/SF
− Vacancy
−$2.0K −$0.49/SF
EGI
$33.3K $8.34/SF
− OpEx
−$10.0K −$2.50/SF
NOI
$23.3K $5.83/SF
Area
Somerset 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%
$466,780
Cap Rate 7%
$333,414
Cap Rate 9%
$259,322
Alternative Uses
Best Use
Warehouse
$404.9K
$354.3K – $472.4K
NOI $28,341 @ 7.0% cap · market cap 11.11%
Second Best
Industrial
$333.4K
$291.7K – $389.0K
NOI $23,339 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,704 @ 7.0% cap · market cap 34.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Explore this area
Business Placement
Demographics for 15541, PA
3,622
Population
1,619
Households
2.2
Avg Household Size
47
Median Age
17%
College-Educated
92%
High-School Grad
37.6 sq mi
ZIP Area
96
Density / Sq Mi
$61,750
Median Household Income
$40,636
Median Earnings
$819
Median Rent
$157,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Steel pole construction with heavy-duty flooring, three-phase wiring, loft storage, and room for trailer parking.
Where is this manufacturing property located?
The property is located at 2253 Stoystown Road Friedens, PA.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 50x80 steel pole building on 0.44 acres; Three 16' garage doors, including one automatic door; 6" fiber‑reinforced concrete flooring and three‑phase wiring
