$1,800,000

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 encompasses two adjacent locations — Adamsburg 1 (47 units) and Adamsburg 2 (69 units) — totaling 116 storage and outdoor parking units across approximately 7 acres. The 2025 Profit & Loss Statement confirms actual gross revenue of $206,220 and a Net Operating Income of $165,991 — an 8.74% cap rate on the $1,900,000 asking price. The seller's own P&L; values the property at $2,305,430 using a 7.2% cap rate, making $1,900,000 a $405,000 discount to stated value. Additional projected income of $36,000/yr from the 100 Main St office building is not included in the NOI and represents purely incremental upside.