Building Details

Year built 1910

Listing Agency: REALTY ONE GROUP PLATINUM s***@gmail.com

Listed By: John Duffy · License #RS369692 Show Phone

Added: Sep 1 Changed: Sep 10 Last Checked: Sep 12 at 12:06AM

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MLS# 1772533

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.

This approximately 3,000 SF office building offers a practical layout for an owner-user, with seven private offices and two open work areas suitable for cubicles or collaborative use. Recent improvements include new carpeting, replacement windows, and fresh interior paint. The main level includes three half bathrooms, while a lofted attic and full basement provide additional storage and utility space. The basement also contains a full bathroom.

The property includes dedicated parking for 11 vehicles and is zoned Comm. Its service-business occupancy spans approximately 45 years, and the building dates to 1910. Access to I-376 and I-79 is available within minutes, with downtown also nearby. The combination of office areas, parking, and multi-level storage supports a range of professional and administrative operations.

Key Highlights

• Approximately 3,000 SF office building with seven private offices and two open work areas
• Recent updates include new carpeting, windows, and interior paint
• Lofted attic and large basement provide additional storage and utility space

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

$38,324

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

9.02%

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%

$766,480 $766.5K

Cap Rate 7%

$547,486 $547.5K

Cap Rate 9%

$425,822 $425.8K

Market Conditions

NOI Build-Up for 3,000 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

$67.7K $22.56/SF

− Vacancy

−$16.6K −$5.53/SF

EGI

$51.1K $17.03/SF

− OpEx

−$12.8K −$4.26/SF

NOI

$38.3K $12.77/SF

Area

Allegheny County, PA

Vacancy

24.50%

Lease Rate

$22.56 /SF/Yr

Expense Ratio

25.00%

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%

$766,480

Cap Rate 7%

$547,486

Cap Rate 9%

$425,822

Alternative Uses

Best Use

Office B

$547.5K

$479.1K – $638.7K (±1% cap)

NOI $38,324 @ 7.0% cap · market cap 9.02%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$764.1K

$668.6K – $891.5K (±1% cap)

NOI $53,490 @ 7.0% cap · market cap 12.59%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Office buildings

Suggested Use

Top Pick Real Estate Agency Dental Office Spa & Massage Center Law Firm Hair Salon Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Single-tenant

Tenancy

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

692

Businesses Nearby

Explore this area Business Placement

Demographics for 15205, PA

23,594

Population

12,241

Households

1.9

Avg Household Size

38

Median Age

40%

College-Educated

95%

High-School Grad

11.7 sq mi

ZIP Area

2,017

Density / Sq Mi

$70,954

Median Household Income

$47,785

Median Earnings

$1,166

Median Rent

$171,500

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Office building - Flexible office configuration with dedicated parking, refreshed finishes, and substantial storage across multiple levels.

Where is this office building located?

The property is located at 61 E Crafton Ave Crafton, PA.

What is the asking price?

The asking price for this property is $425,000.

What are key features of this property?

This property features: Approximately 3,000 SF office building with seven private offices and two open work areas; Recent updates include new carpeting, windows, and interior paint; Lofted attic and large basement provide additional storage and utility space