Retail Storefront with
For Sale
$169,900
23666 US HWY 322, Cochranton, PA 16314
CommercialSale, Cochranton, PA
Property Size972 SF
Lot Size2.50 Acres
Price / SF$174.79
Days on Market46
Property Features for 23666 US HWY 322
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking
10
Lot features
Mineral Rights
Elementary school district
Crawford Central
Middle school district
Crawford Central
High school district
Crawford Central
Directions
I79 south to Exit 147A, Rt. 19N to Rt. 322E
Subdivision
26 - Fairfield/E Fairfield/Wayne/Cochranton B/Union
Standard status
Active
APN
24-0-010295
Size
972 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
430
Expense value
5000
Expense
SecurityDeposit
Expense freq.
One Time
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Radiant
Cooling system
Central Air
Water source
Well
Building Details
Year built
1960
Building materials
VinylSiding
Listing Agency:
Agresti Real Estate
(814) 459-9400
Listed By:
Jake Scheloske · License #RS318016
(814) 449-7973
Added: Jul 15
Changed: Aug 20
Last Checked: Aug 29 at 1:06PM
MLS# 192005
Copyright © 2026 Greater Erie Board of Realtors MLS. 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 972-square-foot storefront property includes an open showroom arranged for retail operations, along with a private office, workroom, storage room, and one bathroom. An additional outbuilding or shed expands the available workspace and storage area. The structure was built in 1960 and has vinyl siding, a metal roof, and a partial composite roof. Heating is provided by electric radiant systems, with central air for cooling.
The property encompasses 2.5 acres at 23666 US HWY 322 in Cochranton, PA 16314. On-site parking and roadside exposure support continued commercial use. Water is supplied by a well and wastewater is handled by a septic tank. The existing configuration may also accommodate a professional office or other service-oriented commercial operation, subject to applicable requirements.
The property encompasses 2.5 acres at 23666 US HWY 322 in Cochranton, PA 16314. On-site parking and roadside exposure support continued commercial use. Water is supplied by a well and wastewater is handled by a septic tank. The existing configuration may also accommodate a professional office or other service-oriented commercial operation, subject to applicable requirements.
Key Highlights
- 972‑square‑foot storefront on 2.5 acres
- Open showroom with private office, workroom, storage room, and one bathroom
- Additional outbuilding or shed for storage or workspace
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
$9,777
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
5.75%
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%
$195,540
$195.5K
Cap Rate 7%
$139,671
$139.7K
Cap Rate 9%
$108,633
$108.6K
Market Conditions
NOI Build-Up for 972 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
$14.6K $15.00/SF
− Vacancy
−$612 −$0.63/SF
EGI
$14.0K $14.37/SF
− OpEx
−$4.2K −$4.31/SF
NOI
$9.8K $10.06/SF
Area
Crawford 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%
$195,540
Cap Rate 7%
$139,671
Cap Rate 9%
$108,633
Alternative Uses
Best Use
Retail
$139.7K
$122.2K – $163.0K
NOI $9,777 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$241.1K
$211.0K – $281.3K
NOI $16,880 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16314, PA
5,296
Population
2,733
Households
1.9
Avg Household Size
46
Median Age
17%
College-Educated
89%
High-School Grad
92.0 sq mi
ZIP Area
58
Density / Sq Mi
$70,021
Median Household Income
$42,190
Median Earnings
$744
Median Rent
$166,300
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?
Storefront property - Open showroom space with dedicated office, workroom, storage, and restroom areas supports a flexible commercial layout.
Where is this storefront property located?
The property is located at 23666 US HWY 322 Cochranton, PA.
What is the asking price?
The asking price for this property is $169,900.
What are key features of this property?
This property features: 972‑square‑foot storefront on 2.5 acres; Open showroom with private office, workroom, storage room, and one bathroom; Additional outbuilding or shed for storage or workspace
