Atria's Restaurant Sale-Leaseback
For Sale
Contact for pricing
110 Beverly Rd, Pittsburgh, PA 15216
Long-term NNN lease with established restaurant in Mount Lebanon.
Property Size4,200 SF
Price / SF$379.76
Days on Market147
Property Features for 110 Beverly Rd
General Information
Standard status
Active
Size
4,200 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Sale/Leaseback
Building Details
Year Built
1900
Year Renovated
2025
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Newmark
(412) 434-1031
Listed By:
Martin Perry · License #WV0029937
Source:
Crexi
Added: Mar 18
Changed: Aug 8
Last Checked: Aug 8 at 6:41AM
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 Newmark
Investment Insights
Based on property information with market context.
This property at 110 Beverly Road presents an investment opportunity as the long-standing home of Atria’s restaurant. Located in Mount Lebanon, this asset offers a long-term sale-leaseback structure with a NNN lease. The property, with a size of 4200 square feet, is to undergo a comprehensive renovation in 2025. The offering provides immediate cash flow backed by a local institution in a high-barrier-to-entry market.
Key Highlights
- Secure, long‑term sale‑leaseback structure with NNN lease.
- Located in the highly coveted, affluent community of Mount Lebanon.
- Legacy operator (Atria's restaurant) with a history of strong sales and loyal customer base.
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
$56,851
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
3.56%
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%
$1,137,020
$1.1M
Cap Rate 7%
$812,157
$812.2K
Cap Rate 9%
$631,678
$631.7K
Market Conditions
NOI Build-Up for 4,200 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
$80.6K $19.20/SF
− Vacancy
−$4.8K −$1.15/SF
EGI
$75.8K $18.05/SF
− OpEx
−$19.0K −$4.51/SF
NOI
$56.9K $13.54/SF
Area
Pittsburgh, PA
Vacancy
6.00%
Lease Rate
$19.20 /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%
$1,137,020
Cap Rate 7%
$812,157
Cap Rate 9%
$631,678
Alternative Uses
Best Use
Specialty Retail
$812.2K
$710.6K – $947.5K
NOI $56,851 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,633 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
744
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15216, PA
22,966
Population
11,194
Households
2.1
Avg Household Size
38
Median Age
47%
College-Educated
96%
High-School Grad
3.4 sq mi
ZIP Area
6,755
Density / Sq Mi
$81,542
Median Household Income
$48,674
Median Earnings
$1,078
Median Rent
$193,700
Median Home Value
Market
Vacancy Rate% for Retail in Pittsburgh, PA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Long-term NNN lease with established restaurant in Mount Lebanon.
Where is this conventional restaurant located?
The property is located at 110 Beverly Rd Pittsburgh, PA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Secure, long‑term sale‑leaseback structure with NNN lease.; Located in the highly coveted, affluent community of Mount Lebanon.; Legacy operator (Atria's restaurant) with a history of strong sales and loyal customer base.
