Listing Agency: COLDWELL BANKER REALTY · Coldwell Banker Real Estate g***@pittsburghmoves.com Show Phone

Listed By: Michael Podolinsky · License #RS313127 Show Phone

Added: Aug 10 Changed: Sep 9 Last Checked: Sep 12 at 3:06AM

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MLS# 1769225

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 approximately 4,200-square-foot, all-brick commercial building brings together customer-facing, administrative, storage, and operational areas under one roof. The 1,135-square-foot showroom has wall-to-wall windows, 10-foot ceilings, carpeting, and four private offices. A 10' x 18' kitchenette, separate men's and ladies' restrooms, and a 26' x 42' clear-span warehouse support a range of business functions. The property also includes a dedicated storage room with metal file bins and the original bank vault. The former teller window has been removed, creating a more open interior arrangement.

The main level provides street-level ADA access, while a walk-out basement serves the lower portion of the building. A fenced storage and laydown yard, ample parking, and an existing roadside sign extend the property's functionality beyond the building. The Finleyville property is zoned Comm and offers access to Route 88 and the Route 43 Turnpike.

Key Highlights

• Approximately 4,200 SF all‑brick commercial building
• 1,135 SF showroom with wall‑to‑wall windows and 10‑foot ceilings
• 26' x 42' clear‑span warehouse

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

$31,542

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

7.42%

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%

$630,840 $630.8K

Cap Rate 7%

$450,600 $450.6K

Cap Rate 9%

$350,467 $350.5K

Market Conditions

NOI Build-Up for 4,200 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

$39.8K $9.48/SF

− Vacancy

−$2.7K −$0.64/SF

EGI

$37.1K $8.84/SF

− OpEx

−$5.6K −$1.33/SF

NOI

$31.5K $7.51/SF

Area

Washington County, PA

Vacancy

6.80%

Lease Rate

$9.48 /SF/Yr

Expense Ratio

15.00%

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%

$630,840

Cap Rate 7%

$450,600

Cap Rate 9%

$350,467

Alternative Uses

Best Use

Office B

$766.5K

$670.7K – $894.2K (±1% cap)

NOI $53,653 @ 7.0% cap · market cap 12.62%

Second Best

Mixed Use

$607.5K

$531.6K – $708.8K (±1% cap)

NOI $42,525 @ 7.0% cap · market cap 10.01%

Theoretical Best

Specialty Retail

$1.29M

$1.13M – $1.51M (±1% cap)

NOI $90,591 @ 7.0% cap · market cap 21.32%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Law Firm Hair Salon Pharmacy Bakery Daycare Center Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

192

Businesses Nearby

Explore this area Business Placement

Demographics for 15332, PA

8,058

Population

3,878

Households

2.1

Avg Household Size

50

Median Age

27%

College-Educated

93%

High-School Grad

26.7 sq mi

ZIP Area

302

Density / Sq Mi

$68,610

Median Household Income

$45,079

Median Earnings

$915

Median Rent

$192,600

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Brick commercial property combines showroom, private offices, warehouse space, and fenced outdoor storage.

Where is this mixed-use property located?

The property is located at 3500 Lincoln Ave Finleyville, PA.

What is the asking price?

The asking price for this property is $425,000.

What are key features of this property?

This property features: Approximately 4,200 SF all‑brick commercial building; 1,135 SF showroom with wall‑to‑wall windows and 10‑foot ceilings; 26' x 42' clear‑span warehouse