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    330 MCCLELLAN Street Cambridge Springs, PA 16403

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    Claim this Listing
    For Sale
    $240,000

    COMMERCIAL - Cambridge Springs, PA

    Property size:
    3,000 SF
    Lot size:
    0.62 Acres
    Price / SF:
    $80/SF
    Added:
    Oct 17, 2025
    Days on Market:
    202
    Last Refresh:
    May 6 at 11:06 am

    Property Features for 330 MCCLELLAN Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    1
    Rooms
    Bathroom 1
    Standard status
    Active
    APN
    00-000-000.0-000.00
    Size
    3,000 SF
    Lot size
    0.62 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1357
    Expense value
    5000
    Expense
    SecurityDeposit
    Expense freq.
    One Time

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1953

    We can help!

    Listing Contact
    Diana Bufalino

    Listing agent Diana Bufalino License #RS319882

    Listing office Coldwell Banker Select - Edinboro 413 W Plum Street, Erie, PA

    Listing date Oct 17, 2025

    MLS# 188469

    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.

    Overview

    Turn-Key Outfitters Store Opportunity

    This is a turn-key business opportunity featuring an outfitter store complete with kayak and canoe rentals, as well as a fully equipped live bait and tackle store. Known as French Creek Adventures, this established and growing business is fully equipped and ready to operate. The sale includes kayaks, canoes, life jackets, paddles, gear, a van, a trailer, office equipment including a Square point of sale system, a Living stream minnow tank with a chiller, a riding lawn mower, and everything needed for paddling excursions. The sale encompasses all equipment, branding, and infrastructure to continue operations immediately. Transitional support will be provided by the seller to the new buyer. The property is situated in Cambridge Springs, PA, Crawford County, and occupies a 0.62-acre lot. The building has 3,000 square feet of space. The real estate is also available separately if you want to make this property a home or other business opportunity.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Building Supply Auto Repair Shop Auto Parts Store Food Market Discount Store Butcher

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Wall Flowers — 159 Wall St, Cambridge Springs, PA 16403

    Location Insight

    • Map
    • Local Demand
    City
    Cambridge Springs
    County
    Crawford
    State
    Pennsylvania
    Longitude
    -80.083497
    Latitude
    41.811684

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    FAQs

    What type of property is this?
    Storefront property - Established outdoor recreational business with live bait and tackle store.
    Where is this storefront property located?
    The property is located at 330 MCCLELLAN Street Cambridge Springs, PA.
    What is the asking price?
    The asking price for this property is $240,000.
    What are key features of this property?
    This property features: Turn‑key outfitter business with established branding, infrastructure, and equipment for immediate operation.; Includes kayak/canoe rental, live bait and tackle store, and outdoor recreational business.; Sale includes all necessary equipment: kayaks, canoes, life jackets, paddles, gear, van, trailer, office equipment, and more.
    (814) 490-6594
    We can help!
    Listing Contact
    Diana Bufalino
    Real Estate License ID: RS319882
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    330 MCCLELLAN Street, Cambridge Springs, PA 16403
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