Multi-Bay Warehouse
For Sale
$449,000
610 New York Ave, Rochester, PA 15074
CommercialSale, Rochester, PA
Property Size7,260 SF
Lot Size1.26 Acres
Price / SF$61.85
Days on Market10
Property Features for 610 New York Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I 2
Zoning description
I 2
Subdivision
Rochester
Standard status
Active
Lot size
1.26 Acres
Taxes and HOA fees
Tax Annual Amount
6947
Building Details
Year built
1980
Listing Agency:
BOVARD ANDERSON CO.
(724) 774-5330
Listed By:
Michelle Biro · License #RS339645
(724) 774-5330
Added: Aug 18
Changed: Aug 26
Last Checked: Aug 27 at 8:06AM
MLS# 1770407
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 7,260-square-foot warehouse, constructed in 1980, combines metal and concrete construction with multiple work areas suited to industrial or manufacturing operations. The larger section measures approximately 4,400 square feet and includes a 40-by-50-foot bay with 16-foot ceilings, three 800-square-foot bays, and a 1,600-square-foot bay. The remaining 2,860 square feet occupies a 26-by-110-foot section with approximately 11-foot ceilings. The building has 200-amp electrical service, gas infrared heat in both sections, a utility sink, and a restroom.
Access is provided by three 12-by-14-foot doors, plus 10-foot and 8-foot doors in the second section. The 1.26-acre property also includes an extra-large parking and laydown area along the north side of the building; a portion is presently rented to a neighbor. Zoning is I2 for heavy industrial and manufacturing use.
Access is provided by three 12-by-14-foot doors, plus 10-foot and 8-foot doors in the second section. The 1.26-acre property also includes an extra-large parking and laydown area along the north side of the building; a portion is presently rented to a neighbor. Zoning is I2 for heavy industrial and manufacturing use.
Key Highlights
- 7,260‑square‑foot warehouse on 1.26 acres
- Approximately 4,400‑square‑foot first section with 40x50 bay and 16‑foot ceilings
- Three 800‑square‑foot bays plus one 1,600‑square‑foot bay
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
$29,858
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
6.65%
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%
$597,160
$597.2K
Cap Rate 7%
$426,543
$426.5K
Cap Rate 9%
$331,756
$331.8K
Market Conditions
NOI Build-Up for 7,260 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
$36.6K $5.04/SF
− Vacancy
−$1.5K −$0.20/SF
EGI
$35.1K $4.84/SF
− OpEx
−$5.3K −$0.73/SF
NOI
$29.9K $4.11/SF
Area
Beaver County, PA
Vacancy
4.00%
Lease Rate
$5.04 /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%
$597,160
Cap Rate 7%
$426,543
Cap Rate 9%
$331,756
Alternative Uses
Best Use
Warehouse
$426.5K
$373.2K – $497.6K
NOI $29,858 @ 7.0% cap · market cap 6.65%
Second Best
Industrial
$351.3K
$307.4K – $409.8K
NOI $24,589 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,446 @ 7.0% cap · market cap 28.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
209
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15074, PA
8,617
Population
4,331
Households
2
Avg Household Size
44
Median Age
17%
College-Educated
93%
High-School Grad
14.9 sq mi
ZIP Area
578
Density / Sq Mi
$52,253
Median Household Income
$39,265
Median Earnings
$748
Median Rent
$131,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Parks Moving & Storage Inc — Rochester, PA 15074
Frequently Asked Questions
What type of property is this?
Warehouse - Heavy industrial warehouse with varied bay sizes, overhead access doors, heating, restroom, utility sink, and outdoor laydown space.
Where is this warehouse located?
The property is located at 610 New York Ave Rochester, PA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 7,260‑square‑foot warehouse on 1.26 acres; Approximately 4,400‑square‑foot first section with 40x50 bay and 16‑foot ceilings; Three 800‑square‑foot bays plus one 1,600‑square‑foot bay
