Commercial Package Along
For Sale
$995,000
5850 West Rd, Mckean, PA 16426
Two-building commercial package for sale with highway visibility.
Property Size10,620 SF
Lot Size1.95 Acres
Price / SF$93.69
Days on Market260
Property Features for 5850 West Rd
General Information
Standard status
Active
Size
10,620 SF
Lot size
1.95 Acres
Taxes and HOA fees
Annual Taxes
$4,835
Listing Agency:
SBRE - Sherry Bauer Real Estate Services
(814) 453-2000
Listed By:
Sherry Bauer · License #RM422666
(814) 460-2000
Source:
Exprealty
Added: Dec 16, 2025
Changed: Aug 20
Last Checked: Sep 2 at 12:59AM
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 SBRE - Sherry Bauer Real Estate Services
Investment Insights
Based on property information with market context.
This commercial package features two buildings totaling approximately 10,620 square feet, situated on two parcels spanning approximately 1.95 acres. The property is located along I-79 at exit 174 (Mckean), offering excellent visibility with an average daily traffic of 20,000 (PennDOT 2025). Building 1, constructed in 1985, is a 6,300 square foot warehouse. It includes a 4,900 square foot heated warehouse area with ceiling heights ranging from 14 to 18 feet, and four automatic overhead doors, two measuring 14 feet wide by 15 feet high and two measuring 14 feet wide by 14 feet high. The heated floors and 100 AMP, 120/240V, 3-phase electrical service enhance the warehouse functionality. Additionally, there is a 1,400 square foot climate-controlled office area with five private offices. Building 2, built in 1994, is a 4,320 square foot unheated pole building with 15 foot 8 inch ceilings. It features two overhead doors, one measuring 22 feet wide by 14 feet 6 inches high and the other measuring 20 feet wide by 15 feet high, along with 100 AMP, 120/240V, single-phase electrical service. The property is zoned I-1, Industrial, with B-1, Highway/Plaza Commercial, uses permitted, making it suitable for various purposes such as warehouse, light manufacturing, auto sales/service, retail, service station, restaurant, office, church, and self-storage. The property is leased through April 30, 2026. There is potential for hi-rise occupant signage on I-79. Public utilities are available.
Key Highlights
- Excellent I‑79 visibility and access at Exit 174 with 20,000 average daily traffic and potential for hi‑rise signage.
- Two buildings totaling 10,620± SF on 1.95± acres, offering versatile space.
- Zoned I‑1 Industrial with permitted B‑1 Highway/Plaza Commercial uses, allowing for a wide range of business operations.
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
$79,757
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
8.02%
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%
$1,595,140
$1.6M
Cap Rate 7%
$1,139,386
$1.1M
Cap Rate 9%
$886,189
$886.2K
Market Conditions
NOI Build-Up for 10,620 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
$100.7K $9.48/SF
− Vacancy
−$6.8K −$0.64/SF
EGI
$93.8K $8.84/SF
− OpEx
−$14.1K −$1.33/SF
NOI
$79.8K $7.51/SF
Area
Erie County, PA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,595,140
Cap Rate 7%
$1,139,386
Cap Rate 9%
$886,189
Alternative Uses
Best Use
Warehouse
$1.14M
$997.0K – $1.33M
NOI $79,757 @ 7.0% cap · market cap 8.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.63M
$2.31M – $3.07M
NOI $184,431 @ 7.0% cap · market cap 18.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 16426, PA
3,785
Population
1,476
Households
2.6
Avg Household Size
45
Median Age
23%
College-Educated
95%
High-School Grad
28.7 sq mi
ZIP Area
132
Density / Sq Mi
$79,554
Median Household Income
$41,328
Median Earnings
$975
Median Rent
$219,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - Two-building commercial package for sale with highway visibility.
Where is this warehouse located?
The property is located at 5850 West Rd Mckean, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Excellent I‑79 visibility and access at Exit 174 with 20,000 average daily traffic and potential for hi‑rise signage.; Two buildings totaling 10,620± SF on 1.95± acres, offering versatile space.; Zoned I‑1 Industrial with permitted B‑1 Highway/Plaza Commercial uses, allowing for a wide range of business operations.
