Multi-Tenant Retail Space
For Sale
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125 Logans Ferry Road, Lower Burrell, PA 15068
22,300 SqFt multi-tenant retail property with ±5.75 WALT.
Property Size22,300 SF
Price / SF$159.56
Days on Market84
Property Features for 125 Logans Ferry Road
General Information
Standard status
Active
Size
22,300 SF
Property subtype
Retail
Zoning
C3
Building Details
Year Built
1955
Listing Agency:
Matthews
Listed By:
Eddie DeSimone · License #10410386411
Source:
Crexi
Added: May 18
Changed: Aug 8
Last Checked: Aug 8 at 7:16AM
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 Matthews
Investment Insights
Based on property information with market context.
This multi-tenant retail property offers approximately 22,300 square feet of space. The property has a weighted average lease term (WALT) of approximately ±5.75 years. It is located at 125 Logans Ferry Road, Lower Burrell, PA 15068.
Key Highlights
- Multi tenant property
- ±5.75 WALT (weighted average lease term)
- 22,300 sqft
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
$257,097
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
7.23%
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%
$5,141,940
$5.1M
Cap Rate 7%
$3,672,814
$3.7M
Cap Rate 9%
$2,856,633
$2.9M
Market Conditions
NOI Build-Up for 22,300 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
$401.4K $18.00/SF
− Vacancy
−$34.1K −$1.53/SF
EGI
$367.3K $16.47/SF
− OpEx
−$110.2K −$4.94/SF
NOI
$257.1K $11.53/SF
Area
Westmoreland County, PA
Vacancy
8.50%
Lease Rate
$18.00 /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%
$5,141,940
Cap Rate 7%
$3,672,814
Cap Rate 9%
$2,856,633
Alternative Uses
Best Use
Retail
$3.67M
$3.21M – $4.28M
NOI $257,097 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.68M
$4.97M – $6.63M
NOI $397,611 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
220
Businesses Nearby
92k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 57%
Dining 43%
Sheetz
Shops & Services
31,239 visits/mo
0.3 miles
McDonald's
Dining
20,910 visits/mo
0.1 miles
Dollar Tree
Shops & Services
8,531 visits/mo
0.1 miles
Eat'n Park
Dining
7,936 visits/mo
0.4 miles
Arby's
Dining
6,300 visits/mo
0.4 miles
Demographics for 15068, PA
37,104
Population
18,319
Households
2
Avg Household Size
47
Median Age
27%
College-Educated
95%
High-School Grad
45.4 sq mi
ZIP Area
817
Density / Sq Mi
$62,997
Median Household Income
$42,795
Median Earnings
$749
Median Rent
$166,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail property - 22,300 SqFt multi-tenant retail property with ±5.75 WALT.
Where is this retail property located?
The property is located at 125 Logans Ferry Road Lower Burrell, PA.
What is the asking price?
The asking price for this property is $3,558,123.
What are key features of this property?
This property features: Multi tenant property; ±5.75 WALT (weighted average lease term); 22,300 sqft
