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58 Old Lincoln hwy - Adamsburg Affordable Self Storage 19,525 SF Specialty Building Offered at $1,800,000 at a 9.22% Cap Rate in Irwin, PA 15642
Investment Highlights
- 9.22% cap rate on actual verified 2025 income — not projected. $165,991 NOI is documented in the seller's P&L; statement
- Unzoned parcels — no zoning designation exists on either parcel — add storage units, climate-controlled buildings, flex/contractor bays, or mixed-use
- Federally Designated Opportunity Zone: defer capital gains through reinvestment; potential tax-free appreciation after 10 years — a rare tax shelter l
- Approx. 250 additional units available via Flexospan buildout at $427,074 delivered — pushing stabilized NOI to Est. $295K–$340K and future value well
Executive Summary
Adamsburg Affordable Self Storage & Flex is a fully operational, income-producing self-storage facility on Lincoln Highway (Route 30) in
Jeannette/Irwin, Westmoreland County, Pennsylvania. The facility comprises two locations — Adamsburg 1 (47 units) and Adamsburg 2 (69 units) —
totaling 116 storage and outdoor parking units. The 2025 Profit & Loss Statement confirms actual gross revenue of $206,220 and Net Operating Income
of $165,991. At the revised asking price of $1,800,000, the in-place cap rate is 9.22% on documented 2025 income — a return that compares favorably
against current self-storage market benchmarks.9.22% cap rate on actual verified 2025 income — not projected. $165,991 NOI is documented in the seller's P&L; statement. $36,000/yr office income is pure incremental upside — not in NOI. Capturing it pushes combined cap rate above 11% at $1,800,000
Jeannette/Irwin, Westmoreland County, Pennsylvania. The facility comprises two locations — Adamsburg 1 (47 units) and Adamsburg 2 (69 units) —
totaling 116 storage and outdoor parking units. The 2025 Profit & Loss Statement confirms actual gross revenue of $206,220 and Net Operating Income
of $165,991. At the revised asking price of $1,800,000, the in-place cap rate is 9.22% on documented 2025 income — a return that compares favorably
against current self-storage market benchmarks.9.22% cap rate on actual verified 2025 income — not projected. $165,991 NOI is documented in the seller's P&L; statement. $36,000/yr office income is pure incremental upside — not in NOI. Capturing it pushes combined cap rate above 11% at $1,800,000
Property Facts
| Price | $1,800,000 | Building Class | C |
| Price Per SF | $92.19 | Lot Size | 7.00 AC |
| Sale Type | Investment or Owner User | Building Size | 19,525 SF |
| Cap Rate | 9.22% | No. Stories | 1 |
| Property Type | Specialty | Year Built/Renovated | 2001/2016 |
| Property Subtype | Self-Storage | Opportunity Zone |
Yes
|
| Zoning | None - There is no zoning | ||
| Price | $1,800,000 |
| Price Per SF | $92.19 |
| Sale Type | Investment or Owner User |
| Cap Rate | 9.22% |
| Property Type | Specialty |
| Property Subtype | Self-Storage |
| Building Class | C |
| Lot Size | 7.00 AC |
| Building Size | 19,525 SF |
| No. Stories | 1 |
| Year Built/Renovated | 2001/2016 |
| Opportunity Zone |
Yes |
| Zoning | None - There is no zoning |
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Somewhat walkable
30/100
Exceptionally drivable
100/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Number | 01-01-08-0-034 | Improvements Assessment | $44,080 |
| Land Assessment | $23,930 | Total Assessment | $68,010 |
Property Taxes
Parcel Number
01-01-08-0-034
Land Assessment
$23,930
Improvements Assessment
$44,080
Total Assessment
$68,010
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58 Old Lincoln hwy - Adamsburg Affordable Self Storage