Two-Story Office Flex
For Sale
Contact for pricing
108 Rosslyn Road, Carnegie, PA 15106
Two-story office flex building features 20' x 20' garage with drive-in door and 12' ceiling height.
Property Size7,200 SF
Price / SF$90.14
Days on Market671
Property Features for 108 Rosslyn Road
General Information
Standard status
Active
Size
7,200 SF
Property subtype
FLEX_R_AND_D
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
1
Amenities
Multiple Private Offices
Conference Rooms
Two Kitchenettes
Ample Parking
Excellent Signage Opportunity
Building Details
Stories
2
Listing Agency:
Pennsylvania Commercial Real Estate, Inc.
(412) 391-3500
Listed By:
Eugene "Gene" Galiardi
(412) 580-0636
Source:
Moodyscre
Added: Nov 12, 2024
Changed: Sep 5
Last Checked: Sep 14 at 11:12AM
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 Pennsylvania Commercial Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 7,200 SF office/flex building is arranged with approximately 3,400 SF on each floor, plus an attached 400 SF garage. The first floor provides office/flex space, while the second floor is dedicated to office use. Interior improvements include multiple private offices, conference rooms, and two kitchenettes.
A 20' x 20' garage is accessed through an 8' x 9' 5" drive-in door, supported by an overall ceiling height of 12'. The property also offers ample parking and an opportunity for signage.
The layout supports a mix of office and flex functionality within a two-story configuration, with dedicated garage access for practical storage or operations.
A 20' x 20' garage is accessed through an 8' x 9' 5" drive-in door, supported by an overall ceiling height of 12'. The property also offers ample parking and an opportunity for signage.
The layout supports a mix of office and flex functionality within a two-story configuration, with dedicated garage access for practical storage or operations.
Key Highlights
- 7,200 SF two‑story office/flex building with approx. 3,400 SF on each floor plus 400 SF garage
- 20' x 20' garage with an 8' x 9'5" drive‑in door
- 12' ceiling height throughout
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
$38,412
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
5.92%
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%
$768,240
$768.2K
Cap Rate 7%
$548,743
$548.7K
Cap Rate 9%
$426,800
$426.8K
Market Conditions
NOI Build-Up for 7,200 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
$58.8K $8.16/SF
− Vacancy
−$3.9K −$0.54/SF
EGI
$54.9K $7.62/SF
− OpEx
−$16.5K −$2.29/SF
NOI
$38.4K $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%
$768,240
Cap Rate 7%
$548,743
Cap Rate 9%
$426,800
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,977 @ 7.0% cap · market cap 14.17%
Second Best
Industrial
$548.7K
$480.2K – $640.2K
NOI $38,412 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,377 @ 7.0% cap · market cap 19.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
12 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15106, PA
19,166
Population
10,039
Households
1.9
Avg Household Size
43
Median Age
36%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
1,917
Density / Sq Mi
$72,112
Median Household Income
$50,561
Median Earnings
$990
Median Rent
$190,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Two-story office flex building features 20' x 20' garage with drive-in door and 12' ceiling height.
Where is this flex space located?
The property is located at 108 Rosslyn Road Carnegie, PA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 7,200 SF two‑story office/flex building with approx. 3,400 SF on each floor plus 400 SF garage; 20' x 20' garage with an 8' x 9'5" drive‑in door; 12' ceiling height throughout
