Tenant-Occupied Mixed-Use
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 Market408
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 9
Last Checked: Sep 10 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 approximately 6,896-square-foot mixed-use property is configured for commercial occupancy and is currently leased to three long-standing tenants. The property carries C-2 zoning and sits on a 0.9-acre parcel, providing a substantial site for the existing building and parking areas.
Parking is arranged in front and behind the property, with 15 spaces at the front and approximately 10 additional spaces in back. The parking lot was recently sealed and lined. The property is positioned just off a busy highway and offers access to the Butler market, with Pittsburgh and surrounding markets described as being in close proximity.
Parking is arranged in front and behind the property, with 15 spaces at the front and approximately 10 additional spaces in back. The parking lot was recently sealed and lined. The property is positioned just off a busy highway and offers access to the Butler market, with Pittsburgh and surrounding markets described as being in close proximity.
Key Highlights
- Approximately 6896 SF mixed‑use property on 0.9 acres
- Three long‑standing tenants occupy the property
- C‑2 zoning
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
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-2-zoned commercial property with multiple established tenants and parking serving the building.
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 6896 SF mixed‑use property on 0.9 acres; Three long‑standing tenants occupy the property; C‑2 zoning
