Building Details

Year built 1995

Floors in Building 1

Listing Agency: Burford & Henry Real Estate Services s***@burfordandhenry.com Show Phone

Listed By: Carol Rankin Show Phone

Added: Jan 19 Changed: Aug 20 Last Checked: Aug 23 at 11:06AM

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MLS# 162489

Copyright © 2026 Allegheny Valley Board 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 commercial property includes two buildings serving distinct functions. The 50 x 100 building is currently used as an events center and includes a separate room formerly used as a winery. Improvements include a new roof, updated interiors, new flooring, a mini kitchen, new restrooms, and a new Power vent hot water heater. The sale also includes 130 cushioned chairs and 30 six-foot folding tables. A second 30 x 100 building contains 20 storage units with varying sizes, providing an established storage component alongside the event space.

The property encompasses 3 acres at 2687 Route 208 in Knox, Pennsylvania, with access to Interstate 80. Commercial zoning and the two-building layout support the existing storage and event uses.

Key Highlights

• 3‑acre commercial property at 2687 Route 208, Knox, PA 16232
• 50 x 100 building currently configured as an events center
• 30 x 100 building with 20 storage units of varying sizes

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

$35,426

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

8.86%

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%

$708,520 $708.5K

Cap Rate 7%

$506,086 $506.1K

Cap Rate 9%

$393,622 $393.6K

Market Conditions

NOI Build-Up for 5,000 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

$44.2K $8.83/SF

− Vacancy

−$2.5K −$0.49/SF

EGI

$41.7K $8.34/SF

− OpEx

−$6.3K −$1.25/SF

NOI

$35.4K $7.09/SF

Area

Clarion County, PA

Vacancy

5.60%

Lease Rate

$8.83 /SF/Yr

Expense Ratio

15.00%

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%

$708,520

Cap Rate 7%

$506,086

Cap Rate 9%

$393,622

Alternative Uses

Best Use

Self Storage

$684.0K

$598.5K – $798.0K (±1% cap)

NOI $47,880 @ 7.0% cap · market cap 11.97%

Second Best

Warehouse

$506.1K

$442.8K – $590.4K (±1% cap)

NOI $35,426 @ 7.0% cap · market cap 8.86%

Theoretical Best

Office A

$884.6K

$774.0K – $1.03M (±1% cap)

NOI $61,920 @ 7.0% cap · market cap 15.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Self storage facilities

Suggested Use

Top Pick Parking Lot & Garage Electrical Service Auto Repair Shop Storage Facility Big Box & Wholesale Store Cosmetic Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Explore this area Business Placement

Demographics for 16232, PA

4,479

Population

1,882

Households

2.4

Avg Household Size

44

Median Age

21%

College-Educated

91%

High-School Grad

59.5 sq mi

ZIP Area

75

Density / Sq Mi

$58,583

Median Household Income

$38,974

Median Earnings

$751

Median Rent

$129,900

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Self storage facility - Two-building commercial property combines storage units with a remodeled event-use building.

Where is this self storage facility located?

The property is located at 2687 Route 208 Knox, PA.

What is the asking price?

The asking price for this property is $399,900.

What are key features of this property?

This property features: 3‑acre commercial property at 2687 Route 208, Knox, PA 16232; 50 x 100 building currently configured as an events center; 30 x 100 building with 20 storage units of varying sizes