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    Versatile South Side Multi-Use Property Title is generated by Realmo AI

    1400 Breed St, Pittsburgh, PA 15203

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    For Sale
    Contact for pricing

    4,224 SF Warehouse space and 1,850 SF Office space

    Property size:
    12,000 SF
    Added:
    Jan 20, 2025
    Days on Market:
    492
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 1400 Breed St

    General Information

    Standard status
    Active
    Property type
    Other mixed-use properties, Other industrial properties, Industrial live-work properties, Mixed-use properties, Industrial properties
    Size
    12,000 SF
    Class
    A
    Total Parking Spaces
    21
    Elevators
    N/A

    We can help!

    Listing Contact
    Garrett Cheran

    Listing agent Garrett License #RSS346228

    Listing office SVN | Three Rivers Commercial Advisors

    Listing date Jan 20, 2025

    HighLights

    • 4,224 SF Warehouse space and 1,850 SF Office space
    • Includes one luxury apartment, The Birmingham Loft
    • One 14 x 14 drive‑in door
    • 25' Clear height
    • 200‑amp, 3‑phase AC power
    • 21 Parking spaces with 2 garages
    • A short walk to South Side restaurants and nightlife

    Overview

    This Class A multi-use property, located in Pittsburgh's South Side, offers 12,000 square feet of versatile space. Currently configured as a high-end photography studio, creative space, and event venue, it includes a luxurious apartment, The Birmingham Loft, providing a unique live-work opportunity. The main space features a sprawling 4,224 square foot warehouse/studio area with 25' clear height, ideal for various creative endeavors. A separate 1,850 square foot office area caters to administrative needs. The property boasts a private rooftop patio offering views and ample parking for 21 vehicles, including two garages. A 14 x 14 drive-in door and 200-amp, 3-phase AC power enhance functionality. Situated on a quiet side street, this property offers a tranquil atmosphere while remaining steps from the South Side's bustling restaurants and nightlife. The Birmingham Loft apartment, seamlessly integrated with the commercial space, adds to the property's appeal, offering sophisticated living within a thriving creative environment. The versatility of the space allows for a multitude of uses, making it an ideal investment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Cwenar Photography Photography Service

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Pittsburgh
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -79.983908
    Latitude
    40.425812

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    FAQs

    What type of property is this?
    Mixed-use property - 4,224 SF Warehouse space and 1,850 SF Office space
    Where is this mixed-use property located?
    The property is located at 1400 Breed St Pittsburgh, PA.
    What are key features of this property?
    This property features: 4,224 SF Warehouse space and 1,850 SF Office space; Includes one luxury apartment, The Birmingham Loft; One 14 x 14 drive‑in door
    (724) 759-5164
    We can help!
    Listing Contact
    Garrett Cheran
    Real Estate License ID: RSS346228
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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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