Single-Level Flex
For Sale
$244,900
36 S 8th Ave, Clarion, PA 16214
Vacant masonry property with commercial zoning, public utilities, and adaptable retail, office, or service-use potential.
Property Size1,986 SF
Price / SF$123.31
Days on Market32
Property Features for 36 S 8th Ave
General Information
Standard status
Active
Size
1,986 SF
Total Parking Spaces
10
Zoning
commercial
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,371
Building Details
Buildings
1
Stories
1
Building Size
1,986 SF
Construction
masonry
Listing Agency:
RE/MAX Select Realty - New Bethlehem
(814) 319-2128
Listed By:
Mellisa Rupp
(814) 319-2128
Source:
Exprealty
Added: Jul 13
Changed: Aug 12
Last Checked: Aug 12 at 6:39AM
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 RE/MAX Select Realty - New Bethlehem
Investment Insights
Based on property information with market context.
This vacant, single-level flex space is housed in a masonry building containing 1, 986 square feet. The commercial-zoned property is connected to public utilities and offers a layout suited to retail, office, or service operations. A private parking lot is positioned across the road and provides approximately 10 spaces.
The building sits in downtown Clarion near Clarion University and is described as being in a high-traffic area. Its central setting, dedicated parking, and flexible commercial configuration provide a practical foundation for an owner-user or business operation.
The building sits in downtown Clarion near Clarion University and is described as being in a high-traffic area. Its central setting, dedicated parking, and flexible commercial configuration provide a practical foundation for an owner-user or business operation.
Key Highlights
- 1, 986 sq ft single‑level masonry building
- Private parking lot across the road with approximately 10 spaces
- Commercial zoning with public utilities
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
$18,017
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
7.36%
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%
$360,340
$360.3K
Cap Rate 7%
$257,386
$257.4K
Cap Rate 9%
$200,189
$200.2K
Market Conditions
NOI Build-Up for 1,986 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
$28.6K $14.40/SF
− Vacancy
−$4.6K −$2.30/SF
EGI
$24.0K $12.10/SF
− OpEx
−$6.0K −$3.02/SF
NOI
$18.0K $9.07/SF
Area
Clarion County, PA
Vacancy
16.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$360,340
Cap Rate 7%
$257,386
Cap Rate 9%
$200,189
Alternative Uses
Best Use
Office B
$257.4K
$225.2K – $300.3K
NOI $18,017 @ 7.0% cap · market cap 7.36%
Second Best
Retail
$241.2K
$211.0K – $281.4K
NOI $16,883 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$351.4K
$307.4K – $409.9K
NOI $24,595 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16214, PA
8,308
Population
4,113
Households
2
Avg Household Size
32
Median Age
40%
College-Educated
93%
High-School Grad
47.9 sq mi
ZIP Area
173
Density / Sq Mi
$53,430
Median Household Income
$23,262
Median Earnings
$872
Median Rent
$169,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Clarion Beverage Co. — 9 N 4th Ave, Clarion, PA 16214
Frequently Asked Questions
What type of property is this?
Flex space - Vacant masonry property with commercial zoning, public utilities, and adaptable retail, office, or service-use potential.
Where is this flex space located?
The property is located at 36 S 8th Ave Clarion, PA.
What is the asking price?
The asking price for this property is $244,900.
What are key features of this property?
This property features: 1, 986 sq ft single‑level masonry building; Private parking lot across the road with approximately 10 spaces; Commercial zoning with public utilities
