Individually Owned 
For Sale
1 / 38
$448,000
85 1St St, Leechburg, PA 15656
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Property summary
AI-generated overview
The property at 85 1st St in Leechburg, Pennsylvania is a historic commercial building originally constructed in 1850 that has been renovated for food service and event hosting. The main level includes a barista bar, café seating for approximately 25 guests, a dining room for approximately 60 guests, a server station, two ADA-compliant restrooms, and a commercial kitchen. The second floor features a banquet room for approximately 40 guests, a rooftop patio, two flexible-use rooms, a second kitchen, and an additional restroom. The third floor provides a large open area for customization, and the remodeled basement is configured to support food preparation with cold storage, dry storage, and related operational functions. The property is zoned B1 and is arranged to accommodate restaurant service and private event uses such as dining and hosted gatherings.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Total area
7,645 SF
Lot
0.08 ac (3,300 SF)
Zoning code
BUSINESS
APN
26-0-016989
UPID
US73-1707201
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cafe & Coffee Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$290k
Owner & transaction history
since 2015
2 recorded transactions
Zoning & alternative use
BUSINESS · Leechburg, PA
Top alternative use upside
Retail stores
$740,000
+344.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$290k
Value range
$261k – $319k
±10% around blend
Estimated value / SF
$38 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
Income certainty
100
$261k
blend $290k
$319k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,645 SF
Lot area
0.08 ac
Year built
1850
Stories
3
APN
26-0-016989
Zoning
BUSINESS
Assessed value
$65,670
Annual tax
$7,421
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$7,421
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$219k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.3 mi away · 8,400 SF
22.4 mi away · 7,084 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$290k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 25 sales
$22
+74%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $38/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+345%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.21M
Move the market yield to see immediate price impact.
Value / SF
$158
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$76k
$1.52M
$1.09M
$846k
$85k
$1.69M
$1.21M
$940k
$93k
$1.86M
$1.33M
$1.03M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$195k
9.9 mi · Mar 2026 · $34/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,421
Tax year 2024
Assessed value
$65,670
Assessed 2024
Previous assessed
$65,670
+0.0% YoY
Effective rate
11.30%
On assessed value
Assessed land
$34,280
Assessed improvement
$31,390
Land market value
$97,930
Improvement market value
$89,680
Total market value
$187,610
Applied tax rate
26.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1850
Heating
NONE
Stories
3
Total area
7,645 SF
Lot
0.08 ac (3,300 SF)
Zoning code
BUSINESS
APN
26-0-016989
UPID
US73-1707201
Jurisdiction
ARMSTRONG
Zoning & alternative use
BUSINESS · Leechburg, PAZoning BUSINESS · permitted uses
BUSINESS · Leechburg, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1850
Heating
NONE
Stories
3
Lot
0.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BUSINESS
Jurisdiction
Leechburg, PA
Recorded code
BUSINESS
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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