Building Details

Buildings 1

Stories 1

Listing Agency: Pennsylvania Commercial Real Estate, Inc. Show Phone

Listed By: Eugene "Gene" Galiardi Show Phone

Source: Moodyscre

Added: Sep 22, 2025 Changed: Sep 11 Last Checked: Sep 13 at 10:32AM

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Investment Insights

Based on property information with market context.

Single-story commercial building totaling approximately 9,000 SF on approximately 1.31 acres in Shaler Township. The property is built for brewery operations with restaurant and event space, offering a versatile indoor setup for food, beverage, and gatherings.

Site parking includes approximately 80 on-site spaces, supporting customer and event traffic. A Pennsylvania restaurant liquor license is available separately, which may be relevant for qualifying concepts that want to serve alcohol.

General Commercial (GC) zoning provides flexibility for a wide variety of uses, making this property well-suited for an operator looking for a brewery-forward facility with event and dining space.

Key Highlights

• Approximately 9,000 SF single‑story commercial building
• Approximately 1.31‑acre site in Shaler Township
• Brewery, restaurant, and event space configuration

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

$48,015

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

7.39%

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%

$960,300 $960.3K

Cap Rate 7%

$685,929 $685.9K

Cap Rate 9%

$533,500 $533.5K

Market Conditions

NOI Build-Up for 9,000 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

$73.4K $8.16/SF

− Vacancy

−$4.8K −$0.54/SF

EGI

$68.6K $7.62/SF

− OpEx

−$20.6K −$2.29/SF

NOI

$48.0K $5.34/SF

Area

Allegheny County, PA

Vacancy

6.60%

Lease Rate

$8.16 /SF/Yr

Expense Ratio

30.00%

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%

$960,300

Cap Rate 7%

$685,929

Cap Rate 9%

$533,500

Alternative Uses

Best Use

Specialty Retail

$1.28M

$1.12M – $1.49M (±1% cap)

NOI $89,262 @ 7.0% cap · market cap 13.73%

Second Best

Industrial

$685.9K

$600.2K – $800.3K (±1% cap)

NOI $48,015 @ 7.0% cap · market cap 7.39%

Theoretical Best

Office A

$2.29M

$2.01M – $2.67M (±1% cap)

NOI $160,471 @ 7.0% cap · market cap 24.69%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Breweries

Suggested Use

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

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

Location Intelligence

Trade Area within ½ mile

192

Businesses Nearby

Explore this area Business Placement

Demographics for 15116, PA

14,264

Population

6,042

Households

2.4

Avg Household Size

46

Median Age

48%

College-Educated

98%

High-School Grad

7.7 sq mi

ZIP Area

1,852

Density / Sq Mi

$90,316

Median Household Income

$53,565

Median Earnings

$1,064

Median Rent

$251,100

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this breweries 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?

Brewery - General Commercial (GC) zoning in Shaler Township with on-site parking for brewery, restaurant, and event use.

Where is this brewery located?

The property is located at 1044 Saxonburg Blvd Glenshaw, PA.

What is the asking price?

The asking price for this property is $650,000.

What are key features of this property?

This property features: Approximately 9,000 SF single‑story commercial building; Approximately 1.31‑acre site in Shaler Township; Brewery, restaurant, and event space configuration