Building Details

Year built 1995

Listing Agency: CENTURY 21 AMERICAN HERITAGE REALTY · Century 21 Real Estate j***@century21ahr.com

Listed By: Bridget Fogarty · License #RS332628 Show Phone

Added: May 1 Changed: Sep 9 Last Checked: Sep 10 at 10:06AM

Report an Issue

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.

This property combines an operating mechanic workshop with an included double-wide modular home on 8.65 acres. The primary improvement is a 40X80 pole barn/steel building with a large garage door entrance, electricity, and interior lighting. The building was constructed in 1995 and is currently used as a mechanic work shop.

The acreage includes two ponds and wooded areas, along with well water and a septic tank system. Located off Saxonburg Blvd in Clinton Township, Butler County, the property carries multi zoning and includes the address 375 Brewer Rd, Saxonburg, PA 16056.

Key Highlights

• 8.65 acres in Clinton Township, Butler County
• 40X80 pole barn/steel building constructed in 1995
• Currently used as a mechanic work shop

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

$21,120

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

6.03%

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%

$422,400 $422.4K

Cap Rate 7%

$301,714 $301.7K

Cap Rate 9%

$234,667 $234.7K

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

$38.4K $12.00/SF

− Vacancy

−$4.6K −$1.44/SF

EGI

$33.8K $10.56/SF

− OpEx

−$12.7K −$3.96/SF

NOI

$21.1K $6.60/SF

Area

Butler County, PA

Vacancy

12.00%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

37.50%

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%

$422,400

Cap Rate 7%

$301,714

Cap Rate 9%

$234,667

Alternative Uses

Best Use

Retail

$460.8K

$403.2K – $537.6K (±1% cap)

NOI $32,256 @ 7.0% cap · market cap 9.22%

Second Best

Mixed Use

$301.7K

$264.0K – $352.0K (±1% cap)

NOI $21,120 @ 7.0% cap · market cap 6.03%

Theoretical Best

Office A

$815.1K

$713.2K – $950.9K (±1% cap)

NOI $57,056 @ 7.0% cap · market cap 16.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Auto shops

Suggested Use

Top Pick Auto Repair Shop HVAC Service Gym & Fitness Center Pet Store Pet Store & Service Food Market

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

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 Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Historic Hotel with Restaurant

220 W Main St, Saxonburg, PA 16056

$550,000

0.45 Acres

View details

Brick 4-Unit Residential Income Property

108 Oak Drive, Saxonburg, PA 16056

$649,500

View details

Similar Off Market Nearby

• Ed's Garage — 1105 Saxonburg Blvd, Saxonburg, PA 16056

Frequently Asked Questions

What type of property is this?

Auto shop - Steel workshop property with electrical service, interior lighting, and wooded acreage containing two ponds.

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 acres in Clinton Township, Butler County; 40X80 pole barn/steel building constructed in 1995; Currently used as a mechanic work shop