Retail Building with Second
For Sale
$450,000
500 N Pike Rd, Sarver, PA 16055
Storefront property at a signalized four-way intersection with a flexible layout and second-floor owner-occupant space.
Property Size2,800 SF
Days on Market77
Property Features for 500 N Pike Rd
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Street Retail
Building Details
Building Size
2,800 SF
Year Built
1900
Listing Agency:
BERKSHIRE HATHAWAY HOME SERVICES
Listed By:
Sharon Scheidemantle · License #AB065471
(412) 780-3600
Source:
Thebrokerlist
Added: Jun 22
Changed: Sep 2
Last Checked: Sep 5 at 3:42AM
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 BERKSHIRE HATHAWAY HOME SERVICES
Investment Insights
Based on property information with market context.
This highly visible retail building features a flexible storefront layout with a second-floor space that supports owner-occupant use. Public remarks indicate the property has operated previously as a pizza shop and later as a beauty salon, and staged images are available to help visualize potential configurations.
The building is positioned at a signalized four-way intersection for strong traffic exposure. Convenient access is noted to Route 28, and the property is described as just minutes from Saxonburg, Sarver, Cabot, and Winfield.
The layout is presented as adaptable for a range of retail and service concepts, including professional office and boutique service uses, with additional potential uses listed in the marketing materials. The second floor provides additional space for business operations or an owner-occupied setup.
The building is positioned at a signalized four-way intersection for strong traffic exposure. Convenient access is noted to Route 28, and the property is described as just minutes from Saxonburg, Sarver, Cabot, and Winfield.
The layout is presented as adaptable for a range of retail and service concepts, including professional office and boutique service uses, with additional potential uses listed in the marketing materials. The second floor provides additional space for business operations or an owner-occupied setup.
Key Highlights
- Highly visible commercial storefront at a signalized four‑way intersection with strong traffic exposure
- Flexible space with previously used layouts for a pizza shop and a beauty salon
- Second floor offers owner‑occupant opportunity
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
$28,224
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
6.27%
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%
$564,480
$564.5K
Cap Rate 7%
$403,200
$403.2K
Cap Rate 9%
$313,600
$313.6K
Market Conditions
NOI Build-Up for 2,800 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
$42.0K $15.00/SF
− Vacancy
−$1.7K −$0.60/SF
EGI
$40.3K $14.40/SF
− OpEx
−$12.1K −$4.32/SF
NOI
$28.2K $10.08/SF
Area
Butler County, PA
Vacancy
4.00%
Lease Rate
$15.00 /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%
$564,480
Cap Rate 7%
$403,200
Cap Rate 9%
$313,600
Alternative Uses
Best Use
Retail
$403.2K
$352.8K – $470.4K
NOI $28,224 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$713.2K
$624.1K – $832.1K
NOI $49,924 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
58k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 49%
Dining 23%
Shops & Services 16%
Home Improvements & Furnishings 8%
Giant Eagle Supermarket
Groceries
25,498 visits/mo
0.2 miles
Starbucks
Dining
13,490 visits/mo
0.3 miles
Dollar General
Shops & Services
6,612 visits/mo
0.4 miles
Sarver TrueValue Hardware And TrueValue Rental
Home Improvements & Furnishings
4,671 visits/mo
0.2 miles
Fine Wine & Good Spirits
Groceries
2,942 visits/mo
0.2 miles
Demographics for 16055, PA
8,886
Population
3,601
Households
2.5
Avg Household Size
45
Median Age
36%
College-Educated
94%
High-School Grad
38.5 sq mi
ZIP Area
231
Density / Sq Mi
$89,112
Median Household Income
$53,505
Median Earnings
$1,147
Median Rent
$291,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Storefront property at a signalized four-way intersection with a flexible layout and second-floor owner-occupant space.
Where is this storefront property located?
The property is located at 500 N Pike Rd Sarver, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Highly visible commercial storefront at a signalized four‑way intersection with strong traffic exposure; Flexible space with previously used layouts for a pizza shop and a beauty salon; Second floor offers owner‑occupant opportunity
