Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    156 N Spring Valley Rd North Canonsburg, PA 15317

    Sponsored
    For Sale
    Pending
    $780,000

    Ranch, Farm - North Strabane, PA

    Type:Farm
    Lot size:
    13.00 Acres
    Days on Market:
    93
    Last Refresh:
    Feb 5 at 7:06 pm

    Property Features for 156 N Spring Valley Rd North

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Pending
    Zoning
    R2
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    4
    Lot size
    13.00 Acres

    Utilities

    Sewer type
    Public Sewer

    Building Details

    Year built
    1942
    Floors in Building
    1
    Building materials
    Other, Stone
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Karen Marshall

    Pittsburgh South Realty LP (412) 831-3800

    Listing agent Karen Marshall (724) 941-9400 License #RS160587A

    Listing date Nov 5, 2025

    MLS# 1729597 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    North Strabane Ranch and Farm

    This property is a ranch and farm located in North Strabane, Pennsylvania. The parcel is 13 acres in size and is zoned R2. The property is under agreement for development, and approvals are in process.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Real Estate Agency Law Firm Dental Office Gym & Fitness Center Department Store Kitchen & Bath Showroom (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Canonsburg
    County
    Washington
    State
    Pennsylvania
    Longitude
    -80.109916
    Latitude
    40.252578

    Nearby Similar for Sale

    • $1,450,000
      Pending

      Picturesque Estate with Equestrian Amenities

      Luxury 4-bed home on 18 acres with horse barn.
      369 Maple Ln, Canonsburg, PA 15317
      View Details
    • $1,500,000
      Pending

      Renovated Office with Warehouse Space

      5,000 SF renovated office with warehouse and expansion potential.
      11 Mayview Rd, Canonsburg, PA 15317
      View Details
    • Contact for pricing
      6,400 SF

      High-Visibility Retail Space Available

      End-cap retail space in downtown Canonsburg with pharmacy infrastructure.
      25 East Pike St, Canonsburg, PA 15317
      View Details
    • Contact for pricing
      30,000 SF

      Manufacturing Property with Expansion Potential

      Manufacturing property featuring 24’ ceilings, loading dock, and expansion potential.
      130 Technology Dr, Canonsburg, PA 15317
      View Details
    • $1,600,000

      Canonsburg Office Building with Storage

      Office building with multiple units and ample storage space.
      560 W Pike St, Canonsburg, PA 15317
      View Details
    • Contact for pricing
      5,100 SF

      Canonsburg Office Building For Sale

      5,100 SF office building with excellent visibility and accessibility.
      2598 Washington Rd, Canonsburg, PA 15317
      View Details
    • $235,000
      1,104 SF

      Updated Townhouse in Meadowbrook Community

      Updated townhouse with community amenities, convenient location, and immediate occupancy.
      1352 Meadowbrook Dr North, Canonsburg, PA 15317
      View Details
    • Contact for pricing
      10,200 SF

      Retail Building Near Interstate 79

      10,200 SF building near I-79 in Canonsburg, PA.
      108 Cavasina Dr, Canonsburg, PA 15317
      View Details
    • $1,080,000
      Pending

      North Strabane Farm For Sale

      18-acre farm in North Strabane, PA, under agreement.
      N Spring Valley Rd North, Canonsburg, PA 15317
      View Details
    • $2,500,000
      9,150 SF

      Retail Space For Sale

      9,150 SF retail space available for purchase.
      110 W Mcmurray Rd, Canonsburg, PA 15317
      View Details
    • $1,000,000
      1.20 Acres

      Prime Canonsburg Retail Opportunity

      High-traffic retail space with residence.
      1245 Washington Rd, Canonsburg, PA 15317
      View Details
    • $599,900
      5.14 Acres

      Route 19 Canonsburg Commercial Land

      High-traffic location, 5.14 acres
      00 Route 19, Canonsburg, PA 15301
      View Details

    FAQs

    What type of property is this?
    Farm - 13-acre ranch/farm property in North Strabane, Pennsylvania.
    Where is this farm located?
    The property is located at 156 N Spring Valley Rd North Canonsburg, PA.
    What is the asking price?
    The asking price for this property is $780,000.
    What are key features of this property?
    This property features: - Under agreement for development - approvals in process; - Distinctive stone construction; - Charming ranch architectural style
    (724) 941-9400
    Request Owner's contact information
    156 N Spring Valley Rd North Canonsburg, PA 15317
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    156 N Spring Valley Rd North
    Canonsburg, PA 15317
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    156 N Spring Valley Rd North Canonsburg, PA 15317
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Karen Marshall
    Real Estate License ID: RS160587A
    (724) 941-9400
    Learn more
    Google sign-in failed. Please try again or use another login method.