Adamsburg Affordable Self Storage
Huge Cash Flowing Facility Available
Marketing description
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 an 8.27% cap rate on Day 1 income — a return that compares favorably to current self-storage market benchmarks for value-add assets of this type — with a clear, shovel-ready path to even higher value through planned expansion, rent normalization, and Opportunity Zone tax benefits.
Investment highlights
■8.27 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 from day one.
■ 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 requiring zero capital. ■ Undersupplied trade area: 4.1 RSF/capita within 5 miles vs. 7–8 RSF national equilibrium — strong organic demand tailwind with no meaningful new supply pressure.
■ Approx. 250 additional units available via Flexospan buildout at $427,074 delivered — pushing projected stabilized NOI to Est. $295K–$340K and future value to Est. $4.5M–$5.0M.
■ Federally Designated Opportunity Zone: defer capital gains through reinvestment; potential tax-free appreciation after 10 years — a rare tax shelter layered onto a cash-flowing asset.
■ Unzoned parcels — no zoning designation exists on either parcel — add storage units, climate-controlled buildings, flex/contractor bays, or mixed-use without entitlement risk or approval delays.
■ Route 30 (Lincoln Highway) frontage with excellent traffic counts — maximum visibility in one of Western PA's most active commercial corridors; customers find the facility without marketing spend.
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