Mixed-Use Property with
For Sale
Under Contract
$545,000
668 Pittsburgh Rd., Butler, PA 16002
CommercialSale, Butler, PA
Property Size6,896 SF
Lot Size0.90 Acres
Price / SF$79.03
Days on Market403
Property Features for 668 Pittsburgh Rd.
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C-2
Zoning description
C-2
Parking
14
Directions
use GPS
Subdivision
Penn Twp - BUT
Standard status
Active Under Contract
Lot size
0.90 Acres
Taxes and HOA fees
Tax Annual Amount
3495
Listing Agency:
REALTY ONE GROUP GOLD STANDARD
(724) 941-1427
Listed By:
David Strejeck · License #RS352616
(301) 325-1213
Added: Jul 30, 2025
Changed: Sep 4
Last Checked: Sep 5 at 10:06AM
MLS# 1714140
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 mixed-use property contains approximately 6,896 square feet on a 0.9-acre parcel at 668 Pittsburgh Rd. in Butler, Pennsylvania. The building is occupied by three long-standing tenants, providing an established commercial configuration. The property is zoned C-2 and includes on-site parking arranged in front and behind the building.
Located near a busy highway, the property offers access to available parking and is described as being in close proximity to Pittsburgh and surrounding markets. The parking lot was recently sealed and lined, with 15 spaces at the front and approximately 10 additional spaces at the rear. The Butler property is identified by ZIP code 16002.
Located near a busy highway, the property offers access to available parking and is described as being in close proximity to Pittsburgh and surrounding markets. The parking lot was recently sealed and lined, with 15 spaces at the front and approximately 10 additional spaces at the rear. The Butler property is identified by ZIP code 16002.
Key Highlights
- Approximately 6,896 square feet on 0.9 acres
- C‑2 zoning
- Three long‑standing tenants
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
$45,514
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
8.35%
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%
$910,280
$910.3K
Cap Rate 7%
$650,200
$650.2K
Cap Rate 9%
$505,711
$505.7K
Market Conditions
NOI Build-Up for 6,896 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
$82.8K $12.00/SF
− Vacancy
−$9.9K −$1.44/SF
EGI
$72.8K $10.56/SF
− OpEx
−$27.3K −$3.96/SF
NOI
$45.5K $6.60/SF
Area
Butler County, PA
Vacancy
12.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$910,280
Cap Rate 7%
$650,200
Cap Rate 9%
$505,711
Alternative Uses
Best Use
Retail
$993.0K
$868.9K – $1.16M
NOI $69,512 @ 7.0% cap · market cap 12.75%
Second Best
Mixed Use
$650.2K
$568.9K – $758.6K
NOI $45,514 @ 7.0% cap · market cap 8.35%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $122,956 @ 7.0% cap · market cap 22.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 16002, PA
15,379
Population
6,573
Households
2.3
Avg Household Size
47
Median Age
26%
College-Educated
96%
High-School Grad
73.3 sq mi
ZIP Area
210
Density / Sq Mi
$82,676
Median Household Income
$40,159
Median Earnings
$787
Median Rent
$256,200
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - The property carries C-2 zoning and is occupied by three long-standing tenants.
Where is this mixed-use property located?
The property is located at 668 Pittsburgh Rd. Butler, PA.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Approximately 6,896 square feet on 0.9 acres; C‑2 zoning; Three long‑standing tenants
