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    Pittsburgh Lofts: 27 Units Title is generated by Realmo AI

    909 Penn Avenue, Pittsburgh, PA 15222

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    For Sale
    $4,750,000

    Lando Lofts · Multifamily Property For Sale · 27 Units

    Property size:
    35,000 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $135/SF
    Added:
    Jan 20, 2025
    Days on Market:
    487
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 909 Penn Avenue

    General Information

    Standard status
    Active
    Property type
    Multifamily properties, Residential income homes, Other residential income properties, Residential income properties, Investment properties
    Size
    35,000 SF
    Class
    B
    Elevators
    N/A
    Lot size
    0.15 Acres

    Building Details

    Year Built
    1895
    Year Renovated
    2015
    Buildings
    1
    Stories
    6
    Units
    27

    We can help!

    Listing Contact
    Keane George

    Listing agent Keane

    Listing office

    Listing date Jan 20, 2025

    Overview

    Located at 909 Penn Avenue in Pittsburgh, Pennsylvania, the Lando Lofts offer an exceptional multifamily investment opportunity. This 27-unit residential property is situated in the heart of the Cultural District. These loft residences feature spacious floor plans designed to maximize natural light, with large windows and open layouts. The gourmet kitchens are equipped with gas ranges, expansive quartz-topped islands, and slow-close cabinetry. The unit mix comprises 18 one-bedroom, one-bathroom units; 4 two-bedroom, one-bathroom units; and 5 two-bedroom, two-bathroom units. Residents have access to amenities including a rooftop deck offering city views, a rooftop kitchen, and an on-site gym. The property's location offers proximity to Heinz Hall and the Benedum Center, as well as restaurants and cultural attractions. The building encompasses 35,000 square feet and sits on a 0.15-acre lot.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $4.43M
    NOI $398,591 @ 9.00% cap · cautious / downside scenario
    Moderate
    $5.69M
    NOI $398,591 @ 7.00% cap · market / base-case scenario
    Aggressive
    $7.97M
    NOI $398,591 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $609.0k $17.40
    − Vacancy −$39.6k −$1.13
    EGI $569.4k $16.27
    − OpEx −$170.8k −$4.88
    NOI $398.6k $11.39
    35,000 SF · lease $17.40/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $5.69M
    $4.98M – $6.64M (±1% cap)
    NOI $398,591 @ 7.0% cap · market cap 8.39%
    Second Best
    Apartment 5plus
    $5.27M
    $4.61M – $6.15M (±1% cap)
    NOI $369,138 @ 7.0% cap · market cap 7.77%
    Theoretical Best
    Office A
    $11.15M
    $9.75M – $13.00M (±1% cap)
    NOI $780,273 @ 7.0% cap · market cap 16.43%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Lando Lofts Apartment Complex

    Suggested Use

    Real Estate Agency Spa & Massage Center Dental Office Hair Salon Restaurant Nail Salon Building Supply Daycare Center Skin Care Clinic Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    Pittsburgh
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -79.9909
    Latitude
    40.4481

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    FAQs

    What type of property is this?
    Multifamily property - Lando Lofts · Multifamily Property For Sale · 27 Units
    Where is this multifamily property located?
    The property is located at 909 Penn Avenue Pittsburgh, PA.
    What is the asking price?
    The asking price for this property is $4,750,000.
    (724) 699-4707
    We can help!
    Listing Contact
    Keane George
    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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