Turnkey Brewery and Mixed-Use
For Sale
Contact for pricing
500 CLAY AVE, Jeannette, PA 15644
Fully operational brewery, restaurant, and mixed-use property for sale.
Property Size18,000 SF
Price / SF$72.17
Days on Market102
Property Features for 500 CLAY AVE
General Information
Standard status
Active
Size
18,000 SF
Class
A
Property subtype
Retail, Mixed Use, Business for Sale
Zoning
COMNEC
Occupancy
67%
Investment Type
Value Add
Building Details
Buildings
1
Stories
3
Units
1
Listing Agency:
Integrity Plus Realty
(724) 420-5676
Listed By:
Sidni Kendall · License #RM425677
Source:
Crexi
Added: May 18
Changed: Aug 16
Last Checked: Aug 25 at 7:44AM
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 Integrity Plus Realty
Investment Insights
Based on property information with market context.
Located in Jeannette's revitalization district, this mixed-use commercial property presents an opportunity to acquire a fully operational brewery and restaurant. The approximately 18,000 SF three-story building blends historic character with modern upgrades. The main level features a renovated brewery and taproom with original 1904 tin ceilings, oak hardwood floors, updated bathrooms, and seating for approximately 175 guests indoors, plus a 150-person outdoor patio. Included in the sale is a 2022 seven-barrel brewing system, nine stainless steel fermenter/brite tanks, an enclosed grain room with vacuum system, an automatic keg washer, a walk-in cooler, a secondary cooler, three ice machines, bar equipment, furnishings, tables, chairs, and operational inventory. The brewery distributes throughout 12 counties, and the sale includes over 130 proprietary beer recipes, branding assets, and a brewery van. Infrastructure improvements include multiple updated HVAC systems, including a dedicated 5-ton brew room system, upgraded 2" and 4" water mains, a sprinkler system, a new sump pump, two updated hot water tanks, and dual electric services including 200-amp 3-phase and 600-amp single-phase service. A 17-camera security system expandable to 32 cameras is installed. The upper two floors offer approximately 6,000 SF of additional opportunity with plumbing, natural light, HVAC ductwork, and an elevator shaft already in place, creating potential for apartments, event space, offices, entertainment venue, or expanded hospitality use. The property is located in close proximity to Route 30, the Pennsylvania Turnpike, Greensburg, and the greater Pittsburgh market.
Key Highlights
- Fully operational brewery and restaurant with real estate, equipment, inventory, and established distribution footprint included in sale.
- Historic 18,000 SF mixed‑use building with renovated brewery/taproom featuring original architectural details and modern upgrades.
- Substantial infrastructure improvements including updated HVAC, water mains, sprinkler system, and dual electric services.
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
Industrial
$1.50M
$1.31M – $1.75M
NOI $105,028 @ 7.0% cap · market cap 8.09%
Second Best
Mixed Use
$1.34M
$1.17M – $1.56M
NOI $93,775 @ 7.0% cap · market cap 7.22%
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
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 - Fully operational brewery, restaurant, and mixed-use property for sale.
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: Fully operational brewery and restaurant with real estate, equipment, inventory, and established distribution footprint included in sale.; Historic 18,000 SF mixed‑use building with renovated brewery/taproom featuring original architectural details and modern upgrades.; Substantial infrastructure improvements including updated HVAC, water mains, sprinkler system, and dual electric services.
