Professional Office
For Sale
$260,000
14 Morewood Street, Mount Pleasant, PA 15666
CommercialSale, Mount Pleasant, PA
Property Size1,600 SF
Lot Size0.15 Acres
Price / SF$162.50
Days on Market286
Property Features for 14 Morewood Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Comme
Zoning description
Comme
Parking
10
Subdivision
Mt. Pleasant Twp - WML
Standard status
Active
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
3445
Amenities
waiting room
secretary/reception office
private offices
conference room/break room
Listing Agency:
COLDWELL BANKER LAUREL RIDGE REALTY · Coldwell Banker Real Estate
(724) 437-7100
Listed By:
Paul Bortz · License #RM423147
(724) 437-7100
Added: Nov 14, 2025
Changed: Aug 26
Last Checked: Aug 27 at 5:06AM
MLS# 1730862
Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,600-square-foot professional office building at 14 Morewood Street provides a practical layout for office-based operations. The interior includes a waiting area, secretary or reception office, four private offices or exam rooms, and a large conference room that can also serve as break or staff space. The configuration supports medical, professional, and business uses described for the property.
The building is on the north side of Mount Pleasant with access to Route 119 and Route 70. Off-street parking accommodates employees and visitors. The property occupies 0.1515 acres in Westmoreland County, Pennsylvania.
The building is on the north side of Mount Pleasant with access to Route 119 and Route 70. Off-street parking accommodates employees and visitors. The property occupies 0.1515 acres in Westmoreland County, Pennsylvania.
Key Highlights
- 1,600‑square‑foot professional office building
- Four private offices or exam rooms
- Waiting room and dedicated secretary/reception office
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,439
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$408,780
$408.8K
Cap Rate 7%
$291,986
$292.0K
Cap Rate 9%
$227,100
$227.1K
Market Conditions
NOI Build-Up for 1,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$36.1K $22.56/SF
− Vacancy
−$8.8K −$5.53/SF
EGI
$27.3K $17.03/SF
− OpEx
−$6.8K −$4.26/SF
NOI
$20.4K $12.77/SF
Area
Westmoreland County, PA
Vacancy
24.50%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$408,780
Cap Rate 7%
$291,986
Cap Rate 9%
$227,100
Alternative Uses
Best Use
Office B
$292.0K
$255.5K – $340.7K
NOI $20,439 @ 7.0% cap · market cap 7.86%
Second Best
Healthcare Medical
$269.0K
$235.4K – $313.8K
NOI $18,828 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$407.5K
$356.6K – $475.5K
NOI $28,528 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
Explore this area
Business Placement
Demographics for 15666, PA
15,585
Population
7,730
Households
2
Avg Household Size
48
Median Age
23%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
292
Density / Sq Mi
$64,943
Median Household Income
$41,086
Median Earnings
$802
Median Rent
$154,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Flexible interior includes reception, private rooms, conference space, and off-street parking for staff and visitors.
Where is this office units located?
The property is located at 14 Morewood Street Mount Pleasant, PA.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,600‑square‑foot professional office building; Four private offices or exam rooms; Waiting room and dedicated secretary/reception office
