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    3919 Saw Mill Run blvd. Brentwood, PA 15277

    View on Map
    For Sale
    $475,000

    Office - Brentwood, PA

    Type:Office
    Lot size:
    0.33 Acres
    Added:
    Jan 3, 2026
    Days on Market:
    88
    Last Refresh:
    Apr 1 at 2:06 pm

    Property Features for 3919 Saw Mill Run blvd.

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    Comm.
    Parking
    12
    Standard status
    Active
    Lot size
    0.33 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    17482

    Building Details

    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    David Strejeck

    Listing agent David Strejeck License #RS352616

    Listing office REALTY ONE GROUP GOLD STANDARD 375 Valley Brook Road, Suite 102, Mcmurray, PA

    Listing date Jan 3, 2026

    MLS# 1735762 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.

    Overview

    Route 51 Commercial Property

    This commercial property is located directly on Route 51, a corridor providing access to downtown Pittsburgh and surrounding areas. The building, formerly a salon and spa, is suited for a similar business or a commercial investor seeking multi-tenant potential. The property features a reception area and multiple floors with a separate entrance for potential tenants, as well as elevator access for convenience and ADA compliance. The layout includes 9 salon stations, a massage room, pedicure stations, facial rooms, a fitness room, and showers. A small kitchen is also present. Parking is available for 10 to 12 vehicles. The property has been freshly painted in '25 and offers signage visibility and heavy road traffic. This well-maintained property offers opportunities for stylists, wellness professionals, or entrepreneurs looking to establish or expand their business in a high-traffic location. The building's flexible layout and recent updates make it ready for immediate use. The lot size is 0.3324 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Spa & wellness properties

    Similar Places Nearby

    • LifeFuel Health coaching — 511 Townsquare Way #258, Pittsburgh, PA 15227
    • HealthSource Chiropractic of Pittsburgh — 3325 Saw Mill Run Blvd #1, Pittsburgh, PA 15227
    • Crossroads Treatment Center of Carrick, PA — 3000 Brownsville Rd, Pittsburgh, PA 15227

    Map

    City
    Brentwood
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -79.9963
    Latitude
    40.4409

    Nearby Similar for Sale

    • $799,000

      Remodeled Retail Location, High Visibility

      Move-in ready retail location with high visibility and ample parking.
      4228-4232 Brownsville Road, Brentwood, PA 15227
      View Details
    • $500,000

      Income Property With Retail Storefronts

      Income-producing property with apartments and retail in a commercial location.
      2721-2723 Brownsville Rd, Brentwood, PA 15227
      View Details

    FAQs

    What type of property is this?
    Spa & wellness property - Highly visible commercial property on Route 51 with multi-tenant potential.
    Where is this spa & wellness property located?
    The property is located at 3919 Saw Mill Run blvd. Brentwood, PA.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: Prime location on Route 51 with high visibility and heavy road traffic.; Turnkey opportunity for salon/spa or multi‑tenant commercial investment.; Multiple floors with separate entrance for potential tenants.
    (724) 941-1427
    We can help!
    Listing Contact
    David Strejeck
    Real Estate License ID: RS352616
    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.

    More about this property
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