Six-Unit Mixed-Use
For Sale
$625,000
4399 Leechburg Road, New Kensington, PA 15068
CommercialSale, New Kensington, PA
Property Size6,000 SF
Lot Size0.78 Acres
Price / SF$104.17
Days on Market50
Property Features for 4399 Leechburg Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C3
Zoning description
C3
Parking
15
Directions
From Pittsburgh route 28 North, Right Tarentum exit #14, Cross Tarentum Bridge route 366 to 56 East.
Subdivision
Allegheny Twp - WML
Standard status
Active
Lot size
0.78 Acres
Taxes and HOA fees
Tax Annual Amount
7122
Amenities
newly paved parking lot
Building Details
Year built
1958
Listing Agency:
CENTURY 21 AMERICAN HERITAGE · Century 21 Real Estate
Listed By:
Robert Fenoglietto
(724) 335-4700
Added: Jul 23
Changed: Sep 9
Last Checked: Sep 10 at 10:06AM
MLS# 1766455
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.
Built in 1958, this two-story mixed-use property contains 3,000 square feet on each floor. The ground level is configured for three commercial occupants, including two food-oriented businesses and an established air-filter tenant. The upper level contains three equipped two-bedroom apartments, with appliances included.
The property includes a newly paved 15-space parking lot and frontage along busy Route 56 with convenient pull-off access. C3 zoning supports its mixed commercial and residential configuration. All six units are rented, and the existing occupants have indicated an interest in remaining. The 4399 Leechburg Road property is situated in New Kensington, Westmoreland County, Pennsylvania.
The property includes a newly paved 15-space parking lot and frontage along busy Route 56 with convenient pull-off access. C3 zoning supports its mixed commercial and residential configuration. All six units are rented, and the existing occupants have indicated an interest in remaining. The 4399 Leechburg Road property is situated in New Kensington, Westmoreland County, Pennsylvania.
Key Highlights
- Six‑unit mixed‑use property with three commercial spaces and three two‑bedroom apartments
- 3,000 square feet on each floor
- Three upper‑level apartments include appliances
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
$47,545
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
7.61%
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%
$950,900
$950.9K
Cap Rate 7%
$679,214
$679.2K
Cap Rate 9%
$528,278
$528.3K
Market Conditions
NOI Build-Up for 6,000 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
$92.2K $15.36/SF
− Vacancy
−$5.7K −$0.95/SF
EGI
$86.4K $14.41/SF
− OpEx
−$38.9K −$6.48/SF
NOI
$47.5K $7.92/SF
Area
Westmoreland County, PA
Vacancy
6.20%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$950,900
Cap Rate 7%
$679,214
Cap Rate 9%
$528,278
Alternative Uses
Best Use
Retail
$988.2K
$864.7K – $1.15M
NOI $69,174 @ 7.0% cap · market cap 11.07%
Second Best
Apartment 5plus
$679.2K
$594.3K – $792.4K
NOI $47,545 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,980 @ 7.0% cap · market cap 17.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 15068, PA
37,104
Population
18,319
Households
2
Avg Household Size
47
Median Age
27%
College-Educated
95%
High-School Grad
45.4 sq mi
ZIP Area
817
Density / Sq Mi
$62,997
Median Household Income
$42,795
Median Earnings
$749
Median Rent
$166,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story C3-zoned property combines commercial space with equipped residential apartments and dedicated on-site parking.
Where is this mixed-use property located?
The property is located at 4399 Leechburg Road New Kensington, PA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Six‑unit mixed‑use property with three commercial spaces and three two‑bedroom apartments; 3,000 square feet on each floor; Three upper‑level apartments include appliances
