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    Standalone Office and Wellness Space Title is generated by Realmo AI

    4540 State Route 982, Latrobe, PA 15650

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    For Sale
    $159,000

    Office - Latrobe, PA

    Type:Office
    Lot size:
    0.42 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    52
    Last Refresh:
    Jun 5 at 8:06 pm

    Property Features for 4540 State Route 982

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    COM
    Parking
    6
    Standard status
    Active
    Lot size
    0.42 Acres

    Taxes and HOA fees

    Tax Annual Amount
    904

    Building Details

    Building materials
    Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Molly Strickland

    Listing agent Molly Strickland License #RS346796

    Listing office REALTY ONE GROUP LANDMARK 3731 William Penn Highway, Indiana, PA

    Listing date Apr 15, 2026

    MLS# 1748537 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

    • Highly accessible location with quick access to Route 30.
    • Versatile standalone commercial building suitable for a variety of business uses.
    • Updated interior with modern flooring, recessed lighting, and efficient mini‑split heating and cooling.
    • Ample parking.
    • Flexible two‑room layout, with potential for a private office or workspace.
    • Half bathroom in place with potential to convert to a full bath or accommodate washer and dryer hookups.

    Overview

    This standalone commercial building offers a flexible interior with updated finishes and a layout designed for adaptable service or office use. Inside, the property features a bright, open main room with modern flooring and recessed lighting, supported by efficient mini-split heating and cooling. A second room provides additional privacy and functionality and can serve as a private office, treatment room, or workspace.

    The building includes a half bathroom, with potential to convert to a full bath or accommodate washer and dryer hookups. Public water and sewage are in place, supporting straightforward day-to-day operations. Ample parking is available, and the location provides quick access to Route 30.

    Given the configuration and existing improvements, the space is well-suited for a range of small businesses and professional operators. Prior beauty-salon use aligns it naturally with salon or barbershop services, nail and esthetician studios, massage and wellness offerings, and pet grooming or pet-related services. It can also work as a boutique retail setting, professional office (such as insurance, real estate, tax, or consulting), tutoring or learning center, photography and content creation studio, art studio, fitness or yoga space, or other startup uses requiring a compact, customizable footprint.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Latrobe
    County
    Westmoreland
    State
    Pennsylvania
    Longitude
    -79.366
    Latitude
    40.281046

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    FAQs

    What type of property is this?
    Office units - Updated two-room office and wellness layout with mini-splits, ample parking, and convenient Route 30 access.
    Where is this office units located?
    The property is located at 4540 State Route 982 Latrobe, PA.
    What is the asking price?
    The asking price for this property is $159,000.
    What are key features of this property?
    This property features: Highly accessible location with quick access to Route 30.; Versatile standalone commercial building suitable for a variety of business uses.; Updated interior with **modern flooring, recessed lighting, and efficient mini‑split heating and cooling.**
    (724) 468-8841
    We can help!
    Listing Contact
    Molly Strickland
    Real Estate License ID: RS346796
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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.

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    4540 State Route 982, Latrobe, PA 15650
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