Signature Office Building with
For Sale
$1,900,000
10431 Perry Highway, Wexford, PA 15090
Multi-level office building offers a full top-floor headquarters option plus flexible shared office space and ground-level access.
Property Size21,550 SF
Price / SF$271.43
Days on Market85
Property Features for 10431 Perry Highway
General Information
Standard status
Active
Size
21,550 SF
Class
A
Property subtype
Multi Tenant Office
Building Details
Building Size
21,550 SF
Year Built
1984
Listing Agency:
BERKSHIRE HATHAWAY HOME SERVICES
(412) 780-3600
Listed By:
Sharon Scheidemantle · License #AB065471
(412) 780-3600
Source:
Thebrokerlist
Added: Jun 1
Changed: Aug 23
Last Checked: Aug 23 at 3:45PM
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 BERKSHIRE HATHAWAY HOME SERVICES
Investment Insights
Based on property information with market context.
This signature office building includes a immediately available top floor of approximately 7,000 SF, suited for a headquarters environment. The space features dramatic ceiling heights, skylights, leaded glass details, and one-of-a-kind indirect lighting. The entrance includes a water feature, adding a distinct arrival experience.
In addition, the newly decorated shared office concept known as “workspace at Wexford” offers flexible, short-term leases for individual offices in the 80 to 500 SF range. Access inside includes shared conference and business center amenities. An elevator services levels 2 and 3, supporting multi-floor operations at 10431 Perry Hwy in Wexford, PA.
The lower level also presents versatility, with ground-level access that could support retail or warehouse use, and abundant parking is available. For tenants and owners seeking an office-first building, the property supports both a company headquarters scenario and a smaller-suite/shared office model. For operators, the layout provides an on-site workplace option that can accommodate different office users while maintaining the ability to consider retail/warehouse uses for the lower level where desired.
In addition, the newly decorated shared office concept known as “workspace at Wexford” offers flexible, short-term leases for individual offices in the 80 to 500 SF range. Access inside includes shared conference and business center amenities. An elevator services levels 2 and 3, supporting multi-floor operations at 10431 Perry Hwy in Wexford, PA.
The lower level also presents versatility, with ground-level access that could support retail or warehouse use, and abundant parking is available. For tenants and owners seeking an office-first building, the property supports both a company headquarters scenario and a smaller-suite/shared office model. For operators, the layout provides an on-site workplace option that can accommodate different office users while maintaining the ability to consider retail/warehouse uses for the lower level where desired.
Key Highlights
- Approximately 7,000 SF top floor is immediately available for a company headquarters
- Top floor features dramatic ceiling heights and skylights, plus leaded glass details and unique indirect lighting
- Multi‑level office building includes an elevator serving levels 2 and 3
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
$89,422
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
4.71%
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%
$1,788,440
$1.8M
Cap Rate 7%
$1,277,457
$1.3M
Cap Rate 9%
$993,578
$993.6K
Market Conditions
NOI Build-Up for 7,000 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
$157.9K $22.56/SF
− Vacancy
−$38.7K −$5.53/SF
EGI
$119.2K $17.03/SF
− OpEx
−$29.8K −$4.26/SF
NOI
$89.4K $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%
$1,788,440
Cap Rate 7%
$1,277,457
Cap Rate 9%
$993,578
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,422 @ 7.0% cap · market cap 4.71%
Second Best
Retail
$1.17M
$1.02M – $1.36M
NOI $81,585 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,811 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 15090, PA
24,985
Population
9,699
Households
2.6
Avg Household Size
41
Median Age
72%
College-Educated
98%
High-School Grad
21.9 sq mi
ZIP Area
1,141
Density / Sq Mi
$155,879
Median Household Income
$81,796
Median Earnings
$1,778
Median Rent
$455,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Multi-level office building offers a full top-floor headquarters option plus flexible shared office space and ground-level access.
Where is this office building located?
The property is located at 10431 Perry Highway Wexford, PA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Approximately 7,000 SF top floor is immediately available for a company headquarters; Top floor features dramatic ceiling heights and skylights, plus leaded glass details and unique indirect lighting; Multi‑level office building includes an elevator serving levels 2 and 3
