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Property profile & analytics
FOR SALE
Manufacturing properties
1135 Industrial Park Rd, Vandergrift, PA 15690
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-2211861
For Sale
$1,650,000
1135 Industrial Park Rd, Vandergrift, PA 15690
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1999
Total area
17,440 SF
Lot
2.57 ac (112,036 SF)
APN
35-0-065142
UPID
US73-2211861
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Uncle Charley's Sausage Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
$1.57M
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.50M
Owner & transaction history
Triple T Properties LLC · 4 yrs held
Triple T Properties LLC
since 2022
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+144.5%
Office building
$1.5M
+124.9%
Retail stores
$1.4M
+117.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Vandergrift submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vandergrift submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,245,000
ML approach
$1,425,000
CAP Approach
CAP Return
Estimation
6%
$1,695,000
6.5%
$1,565,000
7%
$1,455,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,590,000
Change: +145% · Conversion: Easy
OFFICE BUILDING
$1,460,000
Change: +125% · Conversion: Difficult
RETAIL STORES
$1,415,000
Change: +117% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,385,000
Change: +113% · Conversion: Difficult
RESTAURANT
$1,330,000
Change: +105% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,245,000
Change: +92% · Conversion: Easy
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±10% · vs last sale $1.50M (Jan 18 2022)
Last sale anchor
$1.50M
Jan 18 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$86 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$33,851
Tax year 2024
Assessed value
$492,090
Assessed 2024
Previous assessed
$492,090
+0.0% YoY
Effective rate
6.88%
On assessed value
Assessed land
$251,570
Assessed improvement
$240,520
Land market value
$718,760
Improvement market value
$687,210
Total market value
$1,405,970
Applied tax rate
35.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1999
Heating
NONE
Stories
1
Total area
17,440 SF
Lot
2.57 ac (112,036 SF)
APN
35-0-065142
UPID
US73-2211861
Jurisdiction
ARMSTRONG
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Stories
1
Lot
2.57 ac
Current owner
From public records · entity-resolved
Triple T Properties LLC
Entity
Mailing address
120 TROPIANO LN, IRWIN, PA 15642-7820
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2022
$1,500,000
Triple T Properties LLC
Mcknight Acquisitions Company LLC
Deed
$1,200,000 · S & T Bank
Sep 9, 2020
$770,000
Mcknight Acquisition Co LLC
Uncle Charleys Sausage Co LLC
Quit Claim Deed
related
—
Jan 29, 2014
$1,190,000
Uncle Charleys Sausage Co LLC
Armitage Holdings LP
Trustees Deed
$4,000,000 · Farmers & Merchants Bk/wstn Pa
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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