Building Details

Year Built 2017

Year Renovated 2024

Units 37

Tenancy Single

Listing Agency: ParaSell Inc

Listed By: Scott Reid · License #WA - 21245

Source: Crexi

Added: May 19 Changed: Aug 30 Last Checked: Aug 30 at 6:07AM

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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 ParaSell Inc

Investment Insights

Based on property information with market context.

This 9,064-square-foot retail property was built in 2017 and is classified within the grocery and convenience store category. The asset is offered for sale and provides a defined commercial retail format for an operator or investor evaluating this property type.

The property is located at 5537 Pittsburgh Rd in Harrisville, Pennsylvania 16038. Financial information provided for the offering includes an 8.00% CAP.

Key Highlights

• 9,064 SqFt retail property
• Built in 2017
• Located at 5537 Pittsburgh Rd, Harrisville, PA 16038

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

$97,891

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

7.88%

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%

$1,957,820 $2.0M

Cap Rate 7%

$1,398,443 $1.4M

Cap Rate 9%

$1,087,678 $1.1M

Market Conditions

NOI Build-Up for 9,064 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

$136.0K $15.00/SF

− Vacancy

−$5.4K −$0.60/SF

EGI

$130.5K $14.40/SF

− OpEx

−$32.6K −$3.60/SF

NOI

$97.9K $10.80/SF

Area

Butler County, PA

Vacancy

4.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

25.00%

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%

$1,957,820

Cap Rate 7%

$1,398,443

Cap Rate 9%

$1,087,678

Alternative Uses

Best Use

Specialty Retail

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,891 @ 7.0% cap · market cap 7.88%

Second Best

Retail

$1.31M

$1.14M – $1.52M (±1% cap)

NOI $91,365 @ 7.0% cap · market cap 7.35%

Theoretical Best

Office A

$2.31M

$2.02M – $2.69M (±1% cap)

NOI $161,612 @ 7.0% cap · market cap 13.00%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick HVAC Service Building Supply Plumbing Service Auto Parts Store (Bike/Boat/Book/etc) Store Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

63

Businesses Nearby

76k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 80% Dining 20%

Speedway Shops & Services

42,534 visits/mo 0.5 miles

Burger King Dining

14,859 visits/mo 0.5 miles

Kwik Fill Shops & Services

7,085 visits/mo 0.1 miles

Dollar General Shops & Services

4,365 visits/mo 0.1 miles

BP Shops & Services

3,206 visits/mo 0.2 miles

Demographics for 16038, PA

3,153

Population

1,327

Households

2.4

Avg Household Size

45

Median Age

16%

College-Educated

92%

High-School Grad

45.9 sq mi

ZIP Area

69

Density / Sq Mi

$74,868

Median Household Income

$42,087

Median Earnings

$885

Median Rent

$175,900

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

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - 2017-built retail property suited to grocery and convenience store operations.

Where is this grocery and convenience store located?

The property is located at 5537 Pittsburgh Rd Harrisville, PA.

What is the asking price?

The asking price for this property is $1,242,700.

What are key features of this property?

This property features: 9,064 SqFt retail property; Built in 2017; Located at 5537 Pittsburgh Rd, Harrisville, PA 16038