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    450 Castle Shannon Blvd Mt Lebanon, PA 15234

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    Pending
    $329,900

    Office - Mt Lebanon, PA

    Type:Office
    Property size:
    850 SF
    Lot size:
    0.14 Acres
    Added:
    Feb 27, 2026
    Days on Market:
    48
    Last Refresh:
    Apr 16 at 2:06 am

    Property Features for 450 Castle Shannon Blvd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    C2
    Parking
    10
    Standard status
    Pending
    Size
    850 SF
    Lot size
    0.14 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5005

    Building Details

    Building materials
    Brick, Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Michelle Haeck

    Listing agent Michelle Haeck License #RS316408

    Listing office COLDWELL BANKER REALTY 1630 Washington Rd, Suite 3, Pittsburgh, PA

    Listing date Feb 27, 2026

    MLS# 1741576 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

    Mt. Lebanon Office/Warehouse/Retail Space

    This commercial property in Mt. Lebanon, PA, features C2 zoning and includes 850 square feet of fully furnished main-level office space. The layout comprises a waiting area, a main work/conference area, a private office with a separate bathroom, and a kitchenette, along with two bathrooms. Parking is available on the main level for up to six cars stacked, with additional parking at the rear of the building on the left. A shared driveway provides access to a parking lot in the rear, offering space for six or more cars on the left behind the building. The lower level contains an 850-square-foot four-car garage with an additional storage area, a toilet and sink, and a furnace/utility room. The garage door measures 8 feet in height, and the ceiling height is 10 feet. This lower-level space could be converted into additional office space if the warehouse/garage is not required. The C2 zoning permits a range of uses by right and conditional uses. The lot size is 0.1398 acres.
    Location Intelligence

    Current Use by Public Records

    Office Units

    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
    Mt Lebanon
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -80.034186
    Latitude
    40.372719

    FAQs

    What type of property is this?
    Office units - Commercial space with office, warehouse, and retail potential in Mt. Lebanon.
    Where is this office units located?
    The property is located at 450 Castle Shannon Blvd Mt Lebanon, PA.
    What is the asking price?
    The asking price for this property is $329,900.
    What are key features of this property?
    This property features: Prime Commercial Space in Mt. Lebanon with C2 Zoning; 850 sq.’ of Fully Furnished Main Level Office Space; 850 sq.’ Lower‑Level Four Car Garage with Storage
    (412) 833-5405
    We can help!
    Listing Contact
    Michelle Haeck
    Real Estate License ID: RS316408
    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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