Commercial Land with Existing
For Sale
Contact for pricing
2635 Darlington Road, Beaver Falls, PA 15010
1.68-acre S-G zoned site with 128 feet of direct frontage and a 2-story, 1915-built building plus detached garage.
Property Size2,136 SF
Lot Size1.68 Acres
Price / SF$200.84
Days on Market70
Property Features for 2635 Darlington Road
General Information
Standard status
Active
Size
2,136 SF
Class
C
Lot size
1.68 Acres
Property subtype
Mixed Use
Zoning
SGC - Special Growth Commercial
Investment Type
Redevelopment
Building Details
Year Built
1915
Stories
2
Listing Agency:
Howard Hanna
Listed By:
Chandler Kincade · License #RS363417
Source:
Crexi
Added: Jun 29
Changed: Aug 21
Last Checked: Sep 5 at 2:41PM
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
Investment Insights
Based on property information with market context.
This offering presents approximately 1.68 acres of mostly level, highly usable commercial land made up of three combined parcels. The primary parcel includes 128 linear feet of direct frontage along Darlington Road, and the site also features an existing 2,136 SF, 2-story building built in 1915, along with a detached garage.
The property is located in the heart of Chippewa Township’s established retail and commercial corridor. It sits within the flexible S-G (Special Growth) zoning district, which supports a range of development directions including medical/professional office uses and street-level retail, among other permitted uses to be verified. The seller also notes the property is less than one-half mile from newly developed commercial plazas and national brands, as well as quick-service dining hubs.
Buyers are responsible for verifying zoning conformity, permitted uses, exact boundary acreage, utility capacities, and any redevelopment site plans, including site plan approvals for drive-through configurations where applicable.
The property is located in the heart of Chippewa Township’s established retail and commercial corridor. It sits within the flexible S-G (Special Growth) zoning district, which supports a range of development directions including medical/professional office uses and street-level retail, among other permitted uses to be verified. The seller also notes the property is less than one-half mile from newly developed commercial plazas and national brands, as well as quick-service dining hubs.
Buyers are responsible for verifying zoning conformity, permitted uses, exact boundary acreage, utility capacities, and any redevelopment site plans, including site plan approvals for drive-through configurations where applicable.
Key Highlights
- Approx. 1.68‑acre commercial site zoned S‑G (Special Growth) in Chippewa Township’s retail corridor
- 128 ft of direct frontage along Darlington Road for brand exposure
- Includes an existing 2,136 SF, 2‑story building built in 1915 plus a detached garage
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
$37,218
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
8.68%
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%
$744,360
$744.4K
Cap Rate 7%
$531,686
$531.7K
Cap Rate 9%
$413,533
$413.5K
Market Conditions
NOI Build-Up for 2,136 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
$70.5K $33.00/SF
− Vacancy
−$8.5K −$3.96/SF
EGI
$62.0K $29.04/SF
− OpEx
−$24.8K −$11.62/SF
NOI
$37.2K $17.42/SF
Area
Beaver County, PA
Vacancy
12.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
40.00%
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%
$744,360
Cap Rate 7%
$531,686
Cap Rate 9%
$413,533
Alternative Uses
Best Use
Healthcare Medical
$531.7K
$465.2K – $620.3K
NOI $37,218 @ 7.0% cap · market cap 8.68%
Second Best
Office B
$389.8K
$341.1K – $454.8K
NOI $27,287 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$544.1K
$476.1K – $634.8K
NOI $38,085 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15010, PA
28,736
Population
12,620
Households
2.3
Avg Household Size
44
Median Age
31%
College-Educated
94%
High-School Grad
51.1 sq mi
ZIP Area
562
Density / Sq Mi
$70,253
Median Household Income
$40,943
Median Earnings
$833
Median Rent
$196,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 1.68-acre S-G zoned site with 128 feet of direct frontage and a 2-story, 1915-built building plus detached garage.
Where is this medical office space located?
The property is located at 2635 Darlington Road Beaver Falls, PA.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: Approx. 1.68‑acre commercial site zoned S‑G (Special Growth) in Chippewa Township’s retail corridor; 128 ft of direct frontage along Darlington Road for brand exposure; Includes an existing 2,136 SF, 2‑story building built in 1915 plus a detached garage
