Mixed-Use Property with
For Sale
$195,000
464-466 Locust Street, Sidman, PA 15955
Commercial Sale, Sidman, PA
Property Size1,800 SF
Lot Size0.97 Acres
Price / SF$108.33
Days on Market362
Property Features for 464-466 Locust Street
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
Forest Hills
Middle school district
Forest Hills
High school district
Forest Hills
Directions
Take 219 N from Johnstown, take the Sidman/ St. Michael exit. Make a right, onto Locust St. (Rt. 869). In 1.8 miles, the property is on the left.
Subdivision
Adams Twp-1
Standard status
Active
APN
01-033.-101.000
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
2023-10667
Tax Annual Amount
819
Legal Description
2023-10667
Building Details
Floors in Building
1
Listing Agency:
BHHS Preferred Johnstown
(814) 701-4084
Listed By:
Michele Haschak
(814) 270-7315
Added: Sep 4, 2025
Changed: Aug 19
Last Checked: Aug 31 at 8:06PM
MLS# 96037250
Copyright © 2026 Cambria Somerset Association 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 mixed-use property at 464-466 Locust Street includes a 1,800-square-foot garage and a 770-square-foot, one-story house on 0.97 acres. The property is situated in a commercial and residential area within the Forest Hills School District.
The garage has oil heat, with coal also identified as a potential heating source, and an installed lift remains with the property. The garage has not been used recently, while other contents are being sold separately at auction. Together, the house and garage provide a combination of residential and commercial improvements in Sidman, Pennsylvania.
The garage has oil heat, with coal also identified as a potential heating source, and an installed lift remains with the property. The garage has not been used recently, while other contents are being sold separately at auction. Together, the house and garage provide a combination of residential and commercial improvements in Sidman, Pennsylvania.
Key Highlights
- 1,800‑square‑foot garage with an installed lift
- 770‑square‑foot, one‑story house included
- 0.97‑acre mixed‑use property
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
$14,256
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
7.31%
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%
$285,120
$285.1K
Cap Rate 7%
$203,657
$203.7K
Cap Rate 9%
$158,400
$158.4K
Market Conditions
NOI Build-Up for 1,800 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
$25.9K $14.40/SF
− Vacancy
−$3.1K −$1.73/SF
EGI
$22.8K $12.67/SF
− OpEx
−$8.6K −$4.75/SF
NOI
$14.3K $7.92/SF
Area
Cambria County, PA
Vacancy
12.00%
Lease Rate
$14.40 /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%
$285,120
Cap Rate 7%
$203,657
Cap Rate 9%
$158,400
Alternative Uses
Best Use
Mixed Use
$203.7K
$178.2K – $237.6K
NOI $14,256 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$157.8K
$138.1K – $184.1K
NOI $11,048 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$543.1K
$475.2K – $633.6K
NOI $38,016 @ 7.0% cap · market cap 19.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 15955, PA
2,116
Population
1,034
Households
2
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
34.0 sq mi
ZIP Area
62
Density / Sq Mi
$69,125
Median Household Income
$48,407
Median Earnings
$840
Median Rent
$123,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a one-story house, sizable garage, and an installed lift for flexible property use.
Where is this mixed-use property located?
The property is located at 464-466 Locust Street Sidman, PA.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: 1,800‑square‑foot garage with an installed lift; 770‑square‑foot, one‑story house included; 0.97‑acre mixed‑use property
