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    Medical Office Suite with Exam Rooms Title is generated by Realmo AI

    3520 Route 130, Irwin, PA 15642

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    For Lease
    $2,925/Mo $15 SF/Yr (calc)

    Office - Irwin, PA

    Type:Office
    Property size:
    2,340 SF
    Lot size:
    3.53 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 7:06 pm

    Property Features for 3520 Route 130

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    C
    Parking
    141
    Standard status
    Active
    Lot size
    3.53 Acres

    Taxes and HOA fees

    Tax Annual Amount
    72875

    Building Details

    Year built
    1996
    Architectural style
    Other

    We can help!

    Listing Contact
    Amanda Bierman

    Listing agent Amanda Bierman License #RS371274

    Listing office REALTY ONE GROUP GOLD STANDARD 5892 Ellsworth Avenue, Mcmurray, PA

    Listing date Jun 3, 2026

    MLS# 1758030 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

    • 2,340 SF office suite formerly occupied by Excela Health
    • Functional layout with reception and waiting area plus private office/exam rooms
    • Includes medical supply rooms suitable for healthcare, therapy, veterinary, or professional office use
    • Move‑in ready space for a variety of users
    • Located on Route 130 with easy highway access and ample on‑site parking
    • Year built: 1996

    Overview

    This 2,340-square-foot office suite was formerly occupied by Excela Health and is designed around a healthcare-oriented workflow. The layout includes a reception area and waiting area, along with private office/exam rooms and dedicated medical supply rooms, creating a functional space for professional services that require treatment or consultation rooms.

    Located on Route 130 in Irwin, the suite benefits from strong visibility and easy highway access. Ample on-site parking supports convenient arrival for patients, clients, and staff, making it practical for everyday operations.

    The configuration is well suited for medical, healthcare, therapy, veterinary, or general professional office use. With a reception and waiting area already in place, the space can support both in-person client interactions and appointment-based work, while the presence of private rooming options and medical supply storage helps accommodate users with clinical or hands-on service needs. The property is offered for rent and presented as a move-in ready opportunity for the right operator.
    Property Profile Location Intelligence

    Current Use by Public Records

    Medical Office Space

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Irwin
    County
    Westmoreland
    State
    Pennsylvania
    Longitude
    -79.673444
    Latitude
    40.366545

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    FAQs

    What type of property is this?
    Medical Office Space - Move-in ready suite with reception, waiting, private offices or exam rooms, and medical supply space.
    Where is this medical office space located?
    The property is located at 3520 Route 130 Irwin, PA.
    What is the lease rate?
    The lease rate is $2,925 /Mo.
    What are key features of this property?
    This property features: 2,340 SF office suite formerly occupied by Excela Health; Functional layout with reception and waiting area plus private office/exam rooms; Includes medical supply rooms suitable for healthcare, therapy, veterinary, or professional office use
    (724) 941-1427
    We can help!
    Listing Contact
    Amanda Bierman
    Real Estate License ID: RS371274
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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.

    More about this property
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