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    Professional Building with Mountain Views Title is generated by Realmo AI

    20 Highland Park Drive, Uniontown, PA 15401

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    For Lease
    $1,590,000 SF/Yr $1,987,500,000/Mo (calc)

    Office - South Union Twp, PA

    Type:Office
    Property size:
    15,000 SF
    Lot size:
    1.53 Acres
    Added:
    Mar 31, 2026
    Days on Market:
    49
    Last Refresh:
    May 18 at 1:06 am

    Property Features for 20 Highland Park Drive

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    Com
    Parking
    70
    Standard status
    Active
    Size
    15,000 SF
    Lot size
    1.53 Acres

    Taxes and HOA fees

    Tax Annual Amount
    39595

    Building Details

    Year built
    2003
    Architectural style
    Other

    We can help!

    Listing Contact
    William Work

    Listing agent William Work License #RS357102

    Listing office COLDWELL BANKER LAUREL RIDGE REALTY 554 Morgantown Road, Uniontown, PA

    Listing date Mar 31, 2026

    MLS# 1745913 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.

    HighLights

    • Six large 5,000 sq ft individual suites offering flexible configuration.
    • Abundant parking with over 50 spaces on the lower level and over 20 spaces on the second level.
    • Prime location in the South Union Twp. shopping hub, close to retail, eateries, and offices.
    • Versatile building suitable for medical, assisted living, offices, gym, condos, or an event center.
    • Recent exterior upgrades including a relatively new metal roof, exterior refurbishment, and new drainage tile and retaining wall.
    • Features an elevator and multiple stairways for easy access between floors.

    Overview

    This three-story professional building offers approximately 5,000 square feet in each of its six individual suites. The building, located in South Union Township within a shopping hub, is near numerous retail locations, eateries, and offices. The poured concrete reinforced foundation and absence of bearing walls within the suites allow for flexible configurations. Previously used as a medical professional building, it is suitable for various purposes, including an assisted living facility, offices, gym, condos, event center, or physical therapy center. The lobby features a wide staircase and an elevator, with additional stairways on both sides of the building. There are over 50 parking spaces in the paved, lighted lower-level lot and an additional 20+ spaces on the paved and lighted second level. The metal roof was replaced 10 years ago, and the exterior was refurbished 2 years ago. New drainage tile and a retaining wall have recently been completed to manage water runoff. The front of the building offers views of the mountains and the city of Uniontown. The 1.53-acre lot has two office spaces currently rented to medical doctors.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Uniontown
    County
    Fayette
    State
    Pennsylvania
    Longitude
    -79.755794
    Latitude
    39.900442

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    FAQs

    What type of property is this?
    Office building - Three-story professional building in a shopping hub with mountain views.
    Where is this office building located?
    The property is located at 20 Highland Park Drive Uniontown, PA.
    What is the lease rate?
    The lease rate is $1,590,000.
    What are key features of this property?
    This property features: Six large 5,000 sq ft individual suites offering flexible configuration.; Abundant parking with over 50 spaces on the lower level and over 20 spaces on the second level.; Prime location in the South Union Twp. shopping hub, close to retail, eateries, and offices.
    (724) 437-7100
    We can help!
    Listing Contact
    William Work
    Real Estate License ID: RS357102
    Learn More
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    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.

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