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58 Old Lincoln hwy - Adamsburg Affordable Self Storage Specialty Building Offered at $2,678,696 CAD at a 8.27% Cap Rate in Irwin, PA 15642

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Investment Highlights

5.66% cap rate on Day 1 with $157,131 NOI in place — stable, diversified cash flow from storage, outdoor parking, and a fully leased office building
Federally Designated Opportunity Zone: defer capital gains through reinvestment; potential tax-free appreciation after 10 years — a rare tax shelter l

Storage rents 15–62% below market: 10x20 units at $110/mo vs. competitors at $137–$178/mo — immediate NOI upside through simple annual rent increases
Unzoned parcels — no zoning designation exists on either parcel — add storage units, climate-controlled buildings, flex/contractor bays, or mixed-use

Executive Summary

Adamsburg Affordable Self Storage & Flex is a stabilized, income-producing self-storage facility on Lincoln Highway (Route 30) in Jeannette/Irwin, Westmoreland County, Pennsylvania.? The facility spans two adjacent parcels totaling approximately 7 acres and operates 106 self-storage units (19,525 RSF) along with 30 outdoor enclosed fence parking spots.? A 4,000 SF office building (house) leased in its entirety at $4,000/mo ($48,000/yr) provides a strong supplemental income stream.? At $1,900,000, the property delivers a 5.66% cap rate on Day 1 — with a clear, shovel-ready path to dramatically higher value through planned expansion, rent normalization, and Opportunity Zone tax benefits.? The on-site 4,000 SF office building — a standalone house — is fully leased at $4,000/mo and includes a reception area, multiple offices, and a full kitchen.? This is not just a storage facility.? It is a stabilized income property with expansion blueprints in place, tax-advantaged designation, and under-market pricing ready to be corrected.?

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Adamsburg Proposed Layout

Property Facts

Price	$2,678,696 CAD	Building Class	C
Price Per SF	$137.19 CAD	Lot Size	7.00 AC
Sale Type	Investment or Owner User	Building Size	19,525 SF
Cap Rate	8.27%	No. Stories	1
Property Type	Specialty	Year Built/Renovated	2001/2016
Property Subtype	Self-Storage Specialty Self Storage	Opportunity Zone	Yes State officials designate a portion of qualified Census Tracts to be Opportunity Zones. Certain investments in Opportunity Zones may be eligible for preferential tax treatment.
Zoning	None - There is no zoning

Price	$2,678,696 CAD
Price Per SF	$137.19 CAD
Sale Type	Investment or Owner User
Cap Rate	8.27%
Property Type	Specialty
Property Subtype	Self-Storage Specialty 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 State officials designate a portion of qualified Census Tracts to be Opportunity Zones. Certain investments in Opportunity Zones may be eligible for preferential tax treatment.
Zoning	None - There is no zoning