Industrial Flex Building with Drive-In
For Sale
$3,575,000
1035 Executive Drive, Gibsonia, PA 15044
M-zoned facility with established tenancy, upgraded systems, and practical industrial functionality.
Property Size36,000 SF
Price / SF$99.31
Days on Market90
Property Features for 1035 Executive Drive
General Information
Standard status
Active
Size
36,000 SF
Total Parking Spaces
50
Property subtype
Industrial
Zoning
M (Light Industrial)
Warehouse & Industrial
Clear Height
30 ft
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Building Size
36,000 SF
Year Built
2004
Year Renovated
2016
Listing Agency:
(248) 324-2000
Listed By:
Daniel Levine
Source:
Friedmanrealestate
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 2:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Daniel Levine
Investment Insights
Based on property information with market context.
This 36,000 SF industrial/flex building is configured for operational use, with 21'-30' clear heights and one 14' x 13' drive-in door. The property was constructed in 2004 and renovated in 2016, with subsequent HVAC, electrical, and building-system upgrades. Fifty paved parking spaces support the facility.
BMS CAT has occupied the property since 2016 and recently exercised a renewal option extending the lease through 2031, with 2.75% annual rent increases. The building is zoned M (Light Industrial) and sits approximately 16 miles north of Downtown Pittsburgh, with immediate access to William Flynn Highway and the PA Turnpike at Exit 39.
BMS CAT has occupied the property since 2016 and recently exercised a renewal option extending the lease through 2031, with 2.75% annual rent increases. The building is zoned M (Light Industrial) and sits approximately 16 miles north of Downtown Pittsburgh, with immediate access to William Flynn Highway and the PA Turnpike at Exit 39.
Key Highlights
- 36,000 SF industrial/flex building with 21'-30' clear heights
- One (1) 14' x 13' drive‑in door
- BMS CAT tenancy in place since 2016; lease extends through 2031
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
$233,216
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
6.52%
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%
$4,664,320
$4.7M
Cap Rate 7%
$3,331,657
$3.3M
Cap Rate 9%
$2,591,289
$2.6M
Market Conditions
NOI Build-Up for 36,000 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
$293.8K $8.16/SF
− Vacancy
−$19.4K −$0.54/SF
EGI
$274.4K $7.62/SF
− OpEx
−$41.2K −$1.14/SF
NOI
$233.2K $6.48/SF
Area
Allegheny County, PA
Vacancy
6.60%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
15.00%
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%
$4,664,320
Cap Rate 7%
$3,331,657
Cap Rate 9%
$2,591,289
Alternative Uses
Best Use
Warehouse
$3.33M
$2.92M – $3.89M
NOI $233,216 @ 7.0% cap · market cap 6.52%
Second Best
Industrial
$2.74M
$2.40M – $3.20M
NOI $192,060 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$9.17M
$8.02M – $10.70M
NOI $641,883 @ 7.0% cap · market cap 17.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30 ft
Clear height
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 15044, PA
29,105
Population
11,285
Households
2.6
Avg Household Size
44
Median Age
58%
College-Educated
99%
High-School Grad
39.0 sq mi
ZIP Area
746
Density / Sq Mi
$132,743
Median Household Income
$67,969
Median Earnings
$1,196
Median Rent
$372,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - M-zoned facility with established tenancy, upgraded systems, and practical industrial functionality.
Where is this flex space located?
The property is located at 1035 Executive Drive Gibsonia, PA.
What is the asking price?
The asking price for this property is $3,575,000.
What are key features of this property?
This property features: 36,000 SF industrial/flex building with 21'-30' clear heights; One (1) 14' x 13' drive‑in door; BMS CAT tenancy in place since 2016; lease extends through 2031
