Office-Garage Flex
For Sale
$59,900
830 Horner St, Johnstown, PA 15902
Office area with electric heat plus a gas-heated oversized garage, supported by on-site parking for about 20 vehicles.
Property Size625 SF
Price / SF$95.84
Days on Market155
Property Features for 830 Horner St
General Information
Standard status
Active
Size
625 SF
Total Parking Spaces
20
Taxes and HOA fees
Annual Taxes
$1,339
Listing Agency:
RE/MAX TEAM, REALTORS
Listed By:
Bob & Bobby Colvin
(814) 262-7653
Source:
Exprealty
Added: Apr 6
Changed: Sep 2
Last Checked: Sep 7 at 2:28PM
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 RE/MAX TEAM, REALTORS
Investment Insights
Based on property information with market context.
This highly visible office/garage flex building includes office space, a half bathroom, an oversized one-car garage, and a storage area. The office is heated with electric baseboard units, while the garage has a gas heater. The property is set up for businesses that need both a workable office component and dedicated garage storage for equipment, tools, or service-related use.
Located in the City of Johnstown’s 7th Ward at 830 Horner St, the building offers a large, private parking lot sized for approximately 20 vehicles. This provides convenient off-street parking for employees and visitors.
The combination of office space, a functional garage, and additional storage makes this property a practical fit for small operations seeking a single location for administrative work and day-to-day operational needs. With separate heating systems for the office and garage, occupants can manage comfort for different areas as their use requires. For sale as a single commercial building, it is well suited for owner-users and buyers looking for a compact, self-contained workspace with on-site parking.
Located in the City of Johnstown’s 7th Ward at 830 Horner St, the building offers a large, private parking lot sized for approximately 20 vehicles. This provides convenient off-street parking for employees and visitors.
The combination of office space, a functional garage, and additional storage makes this property a practical fit for small operations seeking a single location for administrative work and day-to-day operational needs. With separate heating systems for the office and garage, occupants can manage comfort for different areas as their use requires. For sale as a single commercial building, it is well suited for owner-users and buyers looking for a compact, self-contained workspace with on-site parking.
Key Highlights
- Highly visible office/garage in the City of Johnstown’s 7th Ward
- Building layout includes office, half bath, oversized one‑car garage, and storage area
- Office has electric baseboard heat; garage has a gas heater
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
$4,372
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
7.30%
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%
$87,440
$87.4K
Cap Rate 7%
$62,457
$62.5K
Cap Rate 9%
$48,578
$48.6K
Market Conditions
NOI Build-Up for 625 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
$7.1K $11.40/SF
− Vacancy
−$399 −$0.64/SF
EGI
$6.7K $10.76/SF
− OpEx
−$2.4K −$3.77/SF
NOI
$4.4K $7.00/SF
Area
Cambria County, PA
Vacancy
5.60%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
35.00%
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%
$87,440
Cap Rate 7%
$62,457
Cap Rate 9%
$48,578
Alternative Uses
Best Use
Office B
$141.0K
$123.4K – $164.5K
NOI $9,872 @ 7.0% cap · market cap 16.48%
Second Best
Flex RnD
$62.5K
$54.7K – $72.9K
NOI $4,372 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$188.6K
$165.0K – $220.0K
NOI $13,200 @ 7.0% cap · market cap 22.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,004
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15902, PA
11,107
Population
6,281
Households
1.8
Avg Household Size
42
Median Age
16%
College-Educated
88%
High-School Grad
9.4 sq mi
ZIP Area
1,182
Density / Sq Mi
$42,163
Median Household Income
$34,187
Median Earnings
$684
Median Rent
$58,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Office area with electric heat plus a gas-heated oversized garage, supported by on-site parking for about 20 vehicles.
Where is this flex space located?
The property is located at 830 Horner St Johnstown, PA.
What is the asking price?
The asking price for this property is $59,900.
What are key features of this property?
This property features: Highly visible office/garage in the City of Johnstown’s 7th Ward; Building layout includes office, half bath, oversized one‑car garage, and storage area; Office has electric baseboard heat; garage has a gas heater
