Industrial Warehouse with Multiple
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 Market24
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 #RB339645
(724) 544-9688
Added: Aug 18
Changed: Sep 9
Last Checked: Sep 10 at 2:06PM
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.
The 7,260-square-foot warehouse is constructed with metal and concrete and dates to 1980. The building includes a 40-by-50-foot bay with 16-foot ceilings, three 800-square-foot bays with 12-by-14-foot doors, and a 1,600-square-foot bay with a matching 12-by-14-foot door. Gas infrared heat serves the primary section, which also has a utility sink.
A separate 2,860-square-foot area measures approximately 26 by 110 feet and provides 10-foot and 8-foot access doors, approximately 11-foot ceilings, gas infrared heat, and a restroom. The property has 200-amp electrical service and an extra-large parking and laydown area on the north side. A portion of that area is currently rented to a neighboring user. The site is located at 610 New York Ave in Rochester, Pennsylvania, on 1.26 acres and is zoned I-2 for heavy industrial and manufacturing uses.
A separate 2,860-square-foot area measures approximately 26 by 110 feet and provides 10-foot and 8-foot access doors, approximately 11-foot ceilings, gas infrared heat, and a restroom. The property has 200-amp electrical service and an extra-large parking and laydown area on the north side. A portion of that area is currently rented to a neighboring user. The site is located at 610 New York Ave in Rochester, Pennsylvania, on 1.26 acres and is zoned I-2 for heavy industrial and manufacturing uses.
Key Highlights
- 7,260‑square‑foot metal and concrete warehouse on 1.26 acres
- 40‑by‑50‑foot bay with 16‑foot ceilings
- Three 800‑square‑foot bays with 12‑by‑14‑foot doors
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
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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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 - Metal and concrete warehouse with heavy-industrial zoning, gas infrared heat, utility areas, and substantial parking and 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 metal and concrete warehouse on 1.26 acres; 40‑by‑50‑foot bay with 16‑foot ceilings; Three 800‑square‑foot bays with 12‑by‑14‑foot doors
