Heated Automotive Shop and
For Sale
$155,000
918 Tire Hill Road, Johnstown, PA 15905
Commercial Sale, Johnstown, PA
Property Size2,400 SF
Lot Size1,935.00 Acres
Price / SF$64.58
Days on Market52
Property Features for 918 Tire Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Elementary school district
Conemaugh Twp Area
Middle school district
Conemaugh Twp Area
High school district
Conemaugh Twp Area
Directions
Central Avenue - Route 403 to Tire Hill Road. Property on the left. Sign in front.
Subdivision
Conemaugh Twp-Somerset-S12
Standard status
Active
APN
S12-059-002-00
Lot size
1,935.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DBV: 3107/1080
Tax Annual Amount
1277
Legal Description
DBV: 3107/1080
Amenities
propane forced-air heat
coal and wood heat
public sewer
well
electric
air compressor with twin tanks
compressed air plumbed throughout workbench area
two overhead garage doors
storefront windows
partially fenced yard
pavilion
fire pit
additional outdoor storage
Building Details
Floors in Building
1
Listing Agency:
COLDWELL BANKER PRESTIGE REALTY · Coldwell Banker Real Estate
(814) 269-4411
Listed By:
Helen Dugan
(814) 244-8687
Added: Jun 30
Changed: Aug 19
Last Checked: Aug 20 at 10:06PM
MLS# 96041959
Copyright © 2026 Cambria Somerset Association of Realtors. 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 commercial property consists of a heated 30' x 30' shop and a 30' x 60' showroom separated by steel sliding doors. The steel-frame building includes recently painted exterior and roof, concrete floors, and storefront windows. For vehicle and equipment access, it has two overhead garage doors measuring 8' and 10'. Utilities include public sewer and well, electric service, and propane forced-air heat alongside coal and wood heat. Additional on-site amenities include an air compressor with twin tanks and compressed air plumbed throughout the workbench area.
The property is offered on 0.97 acres in Conemaugh Township, Somerset County, with extensive road frontage and visibility along Tire Hill Road. Outdoor features include ample gravel parking with room for trucks, trailers, and equipment, a partially fenced yard, a pavilion, a fire pit, and additional outdoor storage.
Designed for practical flexibility, the configuration supports a range of commercial and recreational uses, including contractor operations, automotive service, equipment sales and service, storage, and showroom-style businesses. The building was also designed to accommodate a future second story if desired, providing an additional planning option for future expansion.
The property is offered on 0.97 acres in Conemaugh Township, Somerset County, with extensive road frontage and visibility along Tire Hill Road. Outdoor features include ample gravel parking with room for trucks, trailers, and equipment, a partially fenced yard, a pavilion, a fire pit, and additional outdoor storage.
Designed for practical flexibility, the configuration supports a range of commercial and recreational uses, including contractor operations, automotive service, equipment sales and service, storage, and showroom-style businesses. The building was also designed to accommodate a future second story if desired, providing an additional planning option for future expansion.
Key Highlights
- Commercial property with approx. 2,400 SF on 0.97 acres in Conemaugh Township, Somerset County
- Heated 30' x 30' shop plus 30' x 60' showroom separated by steel sliding doors
- Extensive road frontage and exceptional visibility along Tire Hill Road with easy access for customers, vendors, and deliveries
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
$14,004
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
9.03%
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%
$280,080
$280.1K
Cap Rate 7%
$200,057
$200.1K
Cap Rate 9%
$155,600
$155.6K
Market Conditions
NOI Build-Up for 2,400 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
$21.2K $8.83/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$20.0K $8.34/SF
− OpEx
−$6.0K −$2.50/SF
NOI
$14.0K $5.83/SF
Area
Cambria County, PA
Vacancy
5.60%
Lease Rate
$8.83 /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%
$280,080
Cap Rate 7%
$200,057
Cap Rate 9%
$155,600
Alternative Uses
Best Use
Retail
$338.4K
$296.1K – $394.8K
NOI $23,688 @ 7.0% cap · market cap 15.28%
Second Best
Warehouse
$242.9K
$212.6K – $283.4K
NOI $17,004 @ 7.0% cap · market cap 10.97%
Theoretical Best
Office A
$724.1K
$633.6K – $844.8K
NOI $50,688 @ 7.0% cap · market cap 32.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15905, PA
19,654
Population
9,907
Households
2
Avg Household Size
50
Median Age
35%
College-Educated
96%
High-School Grad
41.5 sq mi
ZIP Area
474
Density / Sq Mi
$70,620
Median Household Income
$45,285
Median Earnings
$893
Median Rent
$118,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Former dealership layout with heated shop, showroom, overhead doors, and gravel parking for equipment and service operations.
Where is this flex space located?
The property is located at 918 Tire Hill Road Johnstown, PA.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Commercial property with approx. 2,400 SF on 0.97 acres in Conemaugh Township, Somerset County; Heated 30' x 30' shop plus 30' x 60' showroom separated by steel sliding doors; Extensive road frontage and exceptional visibility along Tire Hill Road with easy access for customers, vendors, and deliveries
