Building Details

Year Built 1999

Listing Agency: JC WARREN REAL ESTATE LLC j***@gmail.com Show Phone

Listed By: BRIAN HANER Show Phone

Source: Exprealty

Added: Jul 6 Changed: Aug 21 Last Checked: Sep 1 at 8:56PM

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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 JC WARREN REAL ESTATE LLC

Investment Insights

Based on property information with market context.

The property includes the Tall Tales Sporting goods retail operation in a 5200-square-foot building on one acre. Constructed in 1999 and expanded in 2013, the facility provides a large sales floor along with office space, storage areas, and two restrooms. Central air, a backup generator, and high-security display cases are installed within the building.

The business serves customers across Warren and Chautauqua counties with firearms, ammunition, clothing, and related merchandise. The offering also includes an established website and online presence. Located at 8330 Market St in Russell, PA, the property includes on-site parking and a retail-oriented storefront configuration.

Key Highlights

• 5200‑square‑foot building on one acre
• Building constructed in 1999 and expanded in 2013
• Large retail area with offices, storage, and two restrooms

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

$48,867

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

8.16%

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%

$977,340 $977.3K

Cap Rate 7%

$698,100 $698.1K

Cap Rate 9%

$542,967 $543.0K

Market Conditions

NOI Build-Up for 5,200 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

$78.0K $15.00/SF

− Vacancy

−$8.2K −$1.58/SF

EGI

$69.8K $13.43/SF

− OpEx

−$20.9K −$4.03/SF

NOI

$48.9K $9.40/SF

Area

Warren County, PA

Vacancy

10.50%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

30.00%

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%

$977,340

Cap Rate 7%

$698,100

Cap Rate 9%

$542,967

Alternative Uses

Best Use

Retail

$698.1K

$610.8K – $814.5K (±1% cap)

NOI $48,867 @ 7.0% cap · market cap 8.16%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.15M

$1.00M – $1.34M (±1% cap)

NOI $80,391 @ 7.0% cap · market cap 13.42%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Tall Tales Sporting ... (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Auto Repair Shop Plumbing Service (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom Hair Salon Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

31

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 16345, PA

3,562

Population

1,802

Households

2

Avg Household Size

52

Median Age

26%

College-Educated

95%

High-School Grad

94.1 sq mi

ZIP Area

38

Density / Sq Mi

$94,722

Median Household Income

$48,839

Median Earnings

$672

Median Rent

$183,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Storefront property - Established retail operation includes offices, storage, restrooms, central air, and a backup generator.

Where is this storefront property located?

The property is located at 8330 Market St Russell, PA.

What is the asking price?

The asking price for this property is $599,000.

What are key features of this property?

This property features: 5200‑square‑foot building on one acre; Building constructed in 1999 and expanded in 2013; Large retail area with offices, storage, and two restrooms