Operational Brewery With
For Sale
$1,299,000
500 Clay Ave, Jeannette, PA 15644
CommercialSale, Jeannette, PA
Property Size18,000 SF
Lot Size0.30 Acres
Price / SF$72.17
Days on Market102
Property Features for 500 Clay Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMNC
Zoning description
COMNC
Subdivision
Jeannette
Standard status
Active
Lot size
0.30 Acres
Taxes and HOA fees
Tax Annual Amount
6719
Listing Agency:
INTEGRITY PLUS REALTY
(724) 420-5676
Listed By:
Sidni Kendall · License #RM425677
(724) 420-5676
Added: May 18
Changed: Aug 26
Last Checked: Aug 27 at 7:06AM
MLS# 1754246
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.
Sobel's Obscure Brewery is a fully operational brewery and restaurant within a three-story historic commercial building in Jeannette, Pennsylvania. The renovated main level includes a taproom with original 1904 tin ceilings, oak hardwood floors, updated bathrooms, and indoor seating for approximately 175 guests, along with an outdoor patio accommodating approximately 150 people. The sale includes a 2022 seven-barrel brewing system, nine stainless steel fermenter/brite tanks, a grain room with vacuum system, automatic keg washer, coolers, ice machines, bar equipment, furnishings, operational inventory, branding assets, more than 130 proprietary beer recipes, and a brewery van.
Building improvements include multiple HVAC systems, upgraded water mains, a sprinkler system, a new sump pump, two updated hot water tanks, dual electric services, and a security camera system. The upper two floors provide approximately 6,000 SF with plumbing, natural light, HVAC ductwork, and an elevator shaft already in place. The property is near Route 30, the Pennsylvania Turnpike, Greensburg, and the greater Pittsburgh market.
Building improvements include multiple HVAC systems, upgraded water mains, a sprinkler system, a new sump pump, two updated hot water tanks, dual electric services, and a security camera system. The upper two floors provide approximately 6,000 SF with plumbing, natural light, HVAC ductwork, and an elevator shaft already in place. The property is near Route 30, the Pennsylvania Turnpike, Greensburg, and the greater Pittsburgh market.
Key Highlights
- Approximately 18,000 SF three‑story historic commercial building
- 2022 seven‑barrel brewing system with nine stainless steel fermenter/brite tanks
- Main‑level seating for approximately 175 guests plus an outdoor patio for approximately 150 people
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
$105,028
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
8.09%
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%
$2,100,560
$2.1M
Cap Rate 7%
$1,500,400
$1.5M
Cap Rate 9%
$1,166,978
$1.2M
Market Conditions
NOI Build-Up for 18,000 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
$158.9K $8.83/SF
− Vacancy
−$8.9K −$0.49/SF
EGI
$150.0K $8.34/SF
− OpEx
−$45.0K −$2.50/SF
NOI
$105.0K $5.83/SF
Area
Westmoreland County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$2,100,560
Cap Rate 7%
$1,500,400
Cap Rate 9%
$1,166,978
Alternative Uses
Best Use
Specialty Retail
$3.25M
$2.84M – $3.79M
NOI $227,205 @ 7.0% cap · market cap 17.49%
Second Best
Industrial
$1.50M
$1.31M – $1.75M
NOI $105,028 @ 7.0% cap · market cap 8.09%
Theoretical Best
Office A
$4.58M
$4.01M – $5.35M
NOI $320,941 @ 7.0% cap · market cap 24.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Sprinkler system
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
Explore this area
Business Placement
Demographics for 15644, PA
18,320
Population
9,272
Households
2
Avg Household Size
46
Median Age
28%
College-Educated
96%
High-School Grad
22.1 sq mi
ZIP Area
829
Density / Sq Mi
$64,555
Median Household Income
$41,416
Median Earnings
$860
Median Rent
$160,100
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Historic three-story commercial property combines brewing, dining, outdoor seating, and upgraded building infrastructure.
Where is this brewery located?
The property is located at 500 Clay Ave Jeannette, PA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Approximately 18,000 SF three‑story historic commercial building; 2022 seven‑barrel brewing system with nine stainless steel fermenter/brite tanks; Main‑level seating for approximately 175 guests plus an outdoor patio for approximately 150 people
