Four-Bay Auto Repair
For Sale
$305,000
583 Mcclellandtown Rd, Uniontown, PA 15401
CommercialSale, Uniontown, PA
Property Size3,000 SF
Lot Size1.09 Acres
Price / SF$101.67
Days on Market248
Property Features for 583 Mcclellandtown Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R2
Zoning description
R2
Parking
20
Directions
West from Uniontown on Rt.21/McClellandtown Road approximately .5 miles west of the RT 21-Dixon Blvd intersection. Property on the left.
Subdivision
South Union Twp
Standard status
Active
Lot size
1.09 Acres
Taxes and HOA fees
Tax Annual Amount
3298
Amenities
office
restrooms
Building Details
Year built
1975
Listing Agency:
COLDWELL BANKER LAUREL RIDGE REALTY · Coldwell Banker Real Estate
(724) 437-7100
Listed By:
William Work · License #RS357102
(412) 298-1268
Added: Dec 30, 2025
Changed: Sep 4
Last Checked: Sep 4 at 2:06PM
MLS# 1736465
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.
This automotive property includes a four-bay repair building with an office and two restrooms. The sale includes three car lifts, an air compressor, a balancing machine, and a tire-changing machine. The commercial structure was built in 1975 and has utilities separate from the adjacent three-bedroom home. Both structures received new metal roofs in 2022.
The residence, built in 1994, provides an open-concept first floor, wood burner, whole-house air conditioning, three second-floor bedrooms, and a bath. The property contains 1.0851 acres and is zoned R2. It fronts Rt. 21/McClellandtown Road in South Union Township, with the South Union Township shopping area approximately 2 minutes away. The property is within the Laurel Highlands School District.
The residence, built in 1994, provides an open-concept first floor, wood burner, whole-house air conditioning, three second-floor bedrooms, and a bath. The property contains 1.0851 acres and is zoned R2. It fronts Rt. 21/McClellandtown Road in South Union Township, with the South Union Township shopping area approximately 2 minutes away. The property is within the Laurel Highlands School District.
Key Highlights
- Four‑bay auto repair building with office and two restrooms
- Includes 3 car lifts, air compressor, balancing machine, and tire‑changing machine
- Separate utilities serve the commercial building and residence
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
$16,440
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
5.39%
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%
$328,800
$328.8K
Cap Rate 7%
$234,857
$234.9K
Cap Rate 9%
$182,667
$182.7K
Market Conditions
NOI Build-Up for 3,000 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
$25.2K $8.40/SF
− Vacancy
−$1.7K −$0.57/SF
EGI
$23.5K $7.83/SF
− OpEx
−$7.0K −$2.35/SF
NOI
$16.4K $5.48/SF
Area
Fayette County, PA
Vacancy
6.80%
Lease Rate
$8.40 /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%
$328,800
Cap Rate 7%
$234,857
Cap Rate 9%
$182,667
Alternative Uses
Best Use
Office B
$547.5K
$479.1K – $638.7K
NOI $38,324 @ 7.0% cap · market cap 12.57%
Second Best
Mixed Use
$424.3K
$371.3K – $495.0K
NOI $29,700 @ 7.0% cap · market cap 9.74%
Theoretical Best
Office A
$764.1K
$668.6K – $891.5K
NOI $53,490 @ 7.0% cap · market cap 17.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15401, PA
30,619
Population
15,598
Households
2
Avg Household Size
46
Median Age
23%
College-Educated
91%
High-School Grad
55.4 sq mi
ZIP Area
553
Density / Sq Mi
$52,051
Median Household Income
$40,959
Median Earnings
$761
Median Rent
$151,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Martin's E.S.P. — 751 McClellandtown Rd, Uniontown, PA 15401
- Sickles Transmission & Auto — Uniontown, PA 15401
- Xtreme Auto — 102 Balsinger Rd, Uniontown, PA 15401
- Mark Braham Auto Repair Llc — South Union Township, PA 15401
Frequently Asked Questions
What type of property is this?
Auto shop - Operating automotive facility with service equipment, separate utilities, and an adjacent residence for live-work use.
Where is this auto shop located?
The property is located at 583 Mcclellandtown Rd Uniontown, PA.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Four‑bay auto repair building with office and two restrooms; Includes 3 car lifts, air compressor, balancing machine, and tire‑changing machine; Separate utilities serve the commercial building and residence
