Mixed-Use Office and
For Sale
Under Contract
$217,900
132 S 7th st, Indiana, PA 15701
ResidentialIncome, Indiana, PA
Property Size1,800 SF
Lot Size0.04 Acres
Price / SF$121.06
Days on Market244
Property Features for 132 S 7th st
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Com
Zoning description
Com
Parking
3
Parking features
Off Street
Elementary school district
Indiana Area
Middle school district
Indiana Area
High school district
Indiana Area
Directions
GPS is accurate.
Subdivision
Indiana Boro - IND
Standard status
Active Under Contract
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
3467
Amenities
hardwood floors
high ceilings
private offices
conference room
dry basement storage
video intercom
Building Details
Year built
1940
Number of units
2
Roof type
Asphalt
Listing Agency:
REALTY ONE GROUP LANDMARK
(724) 427-5801
Listed By:
Nathaniel Brida · License #RS338197
(724) 717-6183
Added: Jan 10
Changed: Sep 9
Last Checked: Sep 11 at 7:06AM
MLS# 1736532
Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines a professional office with a private one-bedroom apartment under separate entrances. The office component includes multiple private rooms, a dedicated conference room, hardwood floors, high ceilings, and dry basement storage. Video intercom service supports the distinct entrances and separation between the two uses.
Completed improvements include new water and sewer lines, replacement doors, updated lighting, and additional mechanical and cosmetic work. The property occupies 0.036 acres and was built in 1940, with an asphalt roof and off-street parking. Located in Indiana, Pennsylvania, the asset offers a compact configuration for an owner-user, office operator, or separate residential occupancy.
Completed improvements include new water and sewer lines, replacement doors, updated lighting, and additional mechanical and cosmetic work. The property occupies 0.036 acres and was built in 1940, with an asphalt roof and off-street parking. Located in Indiana, Pennsylvania, the asset offers a compact configuration for an owner-user, office operator, or separate residential occupancy.
Key Highlights
- Professional office with multiple private offices and a dedicated conference room
- Separate one‑bedroom apartment with its own entrance
- Video intercom supports separate office and apartment access
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
$18,356
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
8.42%
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%
$367,120
$367.1K
Cap Rate 7%
$262,229
$262.2K
Cap Rate 9%
$203,956
$204.0K
Market Conditions
NOI Build-Up for 1,800 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
$28.9K $16.08/SF
− Vacancy
−$2.7K −$1.51/SF
EGI
$26.2K $14.57/SF
− OpEx
−$7.9K −$4.37/SF
NOI
$18.4K $10.20/SF
Area
Indiana County, PA
Vacancy
9.40%
Lease Rate
$16.08 /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%
$367,120
Cap Rate 7%
$262,229
Cap Rate 9%
$203,956
Alternative Uses
Best Use
Office B
$470.4K
$411.6K – $548.9K
NOI $32,931 @ 7.0% cap · market cap 15.11%
Second Best
Mixed Use
$305.5K
$267.3K – $356.4K
NOI $21,384 @ 7.0% cap · market cap 9.81%
Theoretical Best
Office A
$570.2K
$499.0K – $665.3K
NOI $39,917 @ 7.0% cap · market cap 18.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,310
Businesses Nearby
Explore this area
Business Placement
Demographics for 15701, PA
30,269
Population
15,695
Households
1.9
Avg Household Size
40
Median Age
41%
College-Educated
95%
High-School Grad
112.2 sq mi
ZIP Area
270
Density / Sq Mi
$56,538
Median Household Income
$30,760
Median Earnings
$799
Median Rent
$175,100
Median Home Value
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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?
Mixed-use property - Flexible commercial property with a professional office layout, separate apartment entrance, and off-street parking.
Where is this mixed-use property located?
The property is located at 132 S 7th st Indiana, PA.
What is the asking price?
The asking price for this property is $217,900.
What are key features of this property?
This property features: Professional office with multiple private offices and a dedicated conference room; Separate one‑bedroom apartment with its own entrance; Video intercom supports separate office and apartment access
