Industrial Campus with Multiple
For Sale
Contact for pricing
912 Pittsburgh Road, Butler, PA 16002
Industrial campus with five buildings, 14’–20’ clear heights, and multiple dock and drive-in doors on 21.1 acres.
Property Size133,273 SF
Price / SF$49.52
Days on Market125
Property Features for 912 Pittsburgh Road
General Information
Standard status
Active
Size
133,273 SF
Property subtype
Industrial
Zoning
C-3
Investment Type
Owner/User
Building Details
Year Built
1980
Year Renovated
2008
Buildings
5
Units
2
Tenancy
Multi
Listing Agency:
IronHorn Enterprises
Listed By:
Ryan Jenkins · License #0225268974
Source:
Crexi
Added: May 5
Changed: Aug 28
Last Checked: Sep 4 at 5:26PM
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 IronHorn Enterprises
Investment Insights
Based on property information with market context.
This industrial campus at 912 Pittsburgh Road consists of five buildings totaling 133,273 square feet on 21.1 acres. The facilities offer 14’–20’ clear heights with 3 dock doors and 12 drive-in doors, supporting warehousing, manufacturing, or service operations that benefit from flexible loading arrangements. The site also provides space for outdoor storage, fleet parking, or future expansion.
The property is positioned for convenient access to regional highways and the greater Pittsburgh market, connecting the site to broader industrial demand.
With multiple structures and a combination of dock and drive-in doors, the campus is designed to accommodate a range of industrial logistics and operating needs within a single contiguous site.
The property is positioned for convenient access to regional highways and the greater Pittsburgh market, connecting the site to broader industrial demand.
With multiple structures and a combination of dock and drive-in doors, the campus is designed to accommodate a range of industrial logistics and operating needs within a single contiguous site.
Key Highlights
- Industrial campus on 21.1 acres with 5 buildings totaling 133,273 SF
- 14’–20’ clear heights for efficient warehousing, manufacturing, or service use
- 3 dock doors and 12 drive‑in doors for flexible loading and distribution
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
$548,104
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
8.30%
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%
$10,962,080
$11.0M
Cap Rate 7%
$7,830,057
$7.8M
Cap Rate 9%
$6,090,044
$6.1M
Market Conditions
NOI Build-Up for 133,273 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
$671.7K $5.04/SF
− Vacancy
−$26.9K −$0.20/SF
EGI
$644.8K $4.84/SF
− OpEx
−$96.7K −$0.73/SF
NOI
$548.1K $4.11/SF
Area
Butler 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%
$10,962,080
Cap Rate 7%
$7,830,057
Cap Rate 9%
$6,090,044
Alternative Uses
Best Use
Warehouse
$7.83M
$6.85M – $9.14M
NOI $548,104 @ 7.0% cap · market cap 8.30%
Second Best
Industrial
$6.45M
$5.64M – $7.52M
NOI $451,380 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$33.95M
$29.70M – $39.60M
NOI $2,376,268 @ 7.0% cap · market cap 36.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Well-served
Demand for This Use
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 Industrial 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?
Warehouse - Industrial campus with five buildings, 14’–20’ clear heights, and multiple dock and drive-in doors on 21.1 acres.
Where is this warehouse located?
The property is located at 912 Pittsburgh Road Butler, PA.
What is the asking price?
The asking price for this property is $6,600,000.
What are key features of this property?
This property features: Industrial campus on 21.1 acres with 5 buildings totaling 133,273 SF; 14’–20’ clear heights for efficient warehousing, manufacturing, or service use; 3 dock doors and 12 drive‑in doors for flexible loading and distribution
