Auto Shop with Steel
For Sale
$350,000
Pending
375 Brewer Rd, Saxonburg, PA 16056
Farm, Saxonburg, PA
Property Size3,200 SF
Lot Size8.65 Acres
Days on Market127
Property Features for 375 Brewer Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
multi
Zoning description
multi
Elementary school district
Knoch
Middle school district
Knoch
High school district
Knoch
Directions
Follow GPS. Right off Saxonburg BLVD.
Subdivision
Clinton Twp
Standard status
Pending
Lot size
8.65 Acres
Taxes and HOA fees
Tax Annual Amount
2619
Utilities
Sewer type
Septic Tank
Water source
Well
Amenities
Large garage door entrance
2 ponds
Double wide modular home
Wooded property
Building Details
Year built
1995
Listing Agency:
CENTURY 21 AMERICAN HERITAGE REALTY · Century 21 Real Estate
Listed By:
Bridget Fogarty · License #RS332628
(724) 295-4700
Added: May 1
Changed: Sep 4
Last Checked: Sep 4 at 1:06PM
MLS# 1750859
Copyright © 2026 West Penn Multi List, Inc. 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.
Set on 8.65 acres at 375 Brewer Rd, this automotive property includes a 40-by-80-foot pole barn/steel building currently used as a mechanic workshop. The building has a large garage-door entrance, electricity, and interior lighting. A double-wide modular home is also included, along with two ponds and wooded areas across the property.
The property is located in Clinton Township, Butler County, near Saxonburg, Pennsylvania. Water is provided by a well, and the site uses a septic tank. Zoning is identified as multi, and the improvements were built in 1995.
The property is located in Clinton Township, Butler County, near Saxonburg, Pennsylvania. Water is provided by a well, and the site uses a septic tank. Zoning is identified as multi, and the improvements were built in 1995.
Key Highlights
- 8.65‑acre property at 375 Brewer Rd, Saxonburg, PA 16056
- 40X80 pole barn/steel building currently used as a mechanic workshop
- Large garage door entrance with electricity and interior lighting
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
$10,838
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
3.10%
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%
$216,760
$216.8K
Cap Rate 7%
$154,829
$154.8K
Cap Rate 9%
$120,422
$120.4K
Market Conditions
NOI Build-Up for 3,200 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
$16.1K $5.04/SF
− Vacancy
−$645 −$0.20/SF
EGI
$15.5K $4.84/SF
− OpEx
−$4.6K −$1.45/SF
NOI
$10.8K $3.39/SF
Area
Butler County, PA
Vacancy
4.00%
Lease Rate
$5.04 /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%
$216,760
Cap Rate 7%
$154,829
Cap Rate 9%
$120,422
Alternative Uses
Best Use
Retail
$460.8K
$403.2K – $537.6K
NOI $32,256 @ 7.0% cap · market cap 9.22%
Second Best
Industrial
$154.8K
$135.5K – $180.6K
NOI $10,838 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$815.1K
$713.2K – $950.9K
NOI $57,056 @ 7.0% cap · market cap 16.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16056, PA
4,779
Population
2,101
Households
2.3
Avg Household Size
51
Median Age
30%
College-Educated
96%
High-School Grad
21.0 sq mi
ZIP Area
228
Density / Sq Mi
$73,527
Median Household Income
$44,977
Median Earnings
$886
Median Rent
$269,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Ed's Garage — 1105 Saxonburg Blvd, Saxonburg, PA 16056
Frequently Asked Questions
What type of property is this?
Auto shop - Mechanic workshop with electricity, interior lighting, and a large garage-door entrance on a wooded commercial property.
Where is this auto shop located?
The property is located at 375 Brewer Rd Saxonburg, PA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 8.65‑acre property at 375 Brewer Rd, Saxonburg, PA 16056; 40X80 pole barn/steel building currently used as a mechanic workshop; Large garage door entrance with electricity and interior lighting
