Freestanding Storefront With
New
For Sale
$999,999
2630 Rochester Rd, Cranberry Twp, PA 16066
The freestanding building includes a drive-through configuration and dedicated on-site parking.
Property Size3,240 SF
Lot Size1.30 Acres
Price / SF$308.64
Days on Market7
Property Features for 2630 Rochester Rd
General Information
Standard status
Active
Size
3,240 SF
Total Parking Spaces
14
Lot size
1.30 Acres
Site & Location
Corner Location
Yes
Drive-Thru
Yes
Taxes and HOA fees
Annual Taxes
$14,436
Building Details
Buildings
1
Listing Agency:
Howard Hanna Real Estate Services
(740) 522-7946
Listed By:
Andrew Klima · License #RS374284
(724) 772-8822
Source:
Exprealty
Added: Aug 28
Changed: Sep 2
Last Checked: Sep 2 at 6:49PM
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 Howard Hanna Real Estate Services
Investment Insights
Based on property information with market context.
This freestanding storefront property comprises approximately 3,240 square feet on 1.3 acres. The building includes a drive-through configuration and 14 dedicated parking spaces, supporting a retail-oriented layout with on-site vehicle access.
The property occupies a signalized corner intersection along Rochester Road in Cranberry Township, Pennsylvania. Route 19 is approximately 1 mile away, and the surrounding area includes a dense residential and commercial population. The combination of a freestanding building, dedicated parking, and drive-through configuration provides a defined commercial setting for retail use.
The property occupies a signalized corner intersection along Rochester Road in Cranberry Township, Pennsylvania. Route 19 is approximately 1 mile away, and the surrounding area includes a dense residential and commercial population. The combination of a freestanding building, dedicated parking, and drive-through configuration provides a defined commercial setting for retail use.
Key Highlights
- Approximately 3,240 SF freestanding commercial building
- 1.3‑acre property at a signalized corner intersection
- Drive‑thru configuration with 14 dedicated 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
$32,659
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
3.27%
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%
$653,180
$653.2K
Cap Rate 7%
$466,557
$466.6K
Cap Rate 9%
$362,878
$362.9K
Market Conditions
NOI Build-Up for 3,240 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
$48.6K $15.00/SF
− Vacancy
−$1.9K −$0.60/SF
EGI
$46.7K $14.40/SF
− OpEx
−$14.0K −$4.32/SF
NOI
$32.7K $10.08/SF
Area
Butler County, PA
Vacancy
4.00%
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%
$653,180
Cap Rate 7%
$466,557
Cap Rate 9%
$362,878
Alternative Uses
Best Use
Retail
$466.6K
$408.2K – $544.3K
NOI $32,659 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$825.3K
$722.1K – $962.8K
NOI $57,769 @ 7.0% cap · market cap 5.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
992
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Pizza Joe's
Dining
992 visits/mo
0.4 miles
Demographics for 16066, PA
32,922
Population
14,359
Households
2.3
Avg Household Size
39
Median Age
65%
College-Educated
98%
High-School Grad
22.4 sq mi
ZIP Area
1,470
Density / Sq Mi
$125,390
Median Household Income
$71,940
Median Earnings
$1,619
Median Rent
$395,900
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 - The freestanding building includes a drive-through configuration and dedicated on-site parking.
Where is this storefront property located?
The property is located at 2630 Rochester Rd Cranberry Twp, PA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Approximately 3,240 SF freestanding commercial building; 1.3‑acre property at a signalized corner intersection; Drive‑thru configuration with 14 dedicated parking spaces
