Professional Office Building with Waiting
For Sale
$275,000
14 Morewood Street, Mount Pleasant, PA 15666
SINGLE_FAMILY - Mount Pleasant, PA
Property Size1,600 SF
Lot Size0.15 Acres
Price / SF$171.88
Days on Market275
Property Features for 14 Morewood Street
General Information
Property type
Residential
Property subtype
Office
Zoning
Comme
Zoning description
Comme
Parking
10
Subdivision
Mt. Pleasant Twp - WML
Standard status
Active
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
3445
Listing Agency:
COLDWELL BANKER LAUREL RIDGE REALTY · Coldwell Banker Real Estate
(724) 437-7100
Listed By:
Paul Bortz · License #RM423147
(724) 437-7100
Added: Nov 14, 2025
Changed: Jun 30
Last Checked: Aug 16 at 10:06PM
MLS# 1730862
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 for-sale professional office building includes a welcoming waiting room, a dedicated secretary/reception office, and four private offices or exam-room style spaces. Additional amenities include a large conference room that can also serve as a break room for meetings, training, or staff use. The interior is described as a clean, professional layout with a versatile floor plan designed to support multiple office configurations.
Located on the north side of Mount Pleasant at 14 Morewood Street, the property offers easy access to Rt. 119 and Rt. 70. The offering includes off-street parking for both employees and visitors, supporting convenient arrival for clients and guests. The property is identified with zoning noted as “Comme.”
The building is positioned for tenant or owner-occupant use across medical, professional, consulting, administrative, and wellness services, based on the described room mix and reception-to-exam-style arrangement. For groups needing a central reception area, private rooms for consultations, and a larger conference space for coordination, the layout supports day-to-day client flow without requiring major space reconfiguration. Presented as a turnkey option, it is ready for an incoming business to move forward with operations in this established office setting.
Located on the north side of Mount Pleasant at 14 Morewood Street, the property offers easy access to Rt. 119 and Rt. 70. The offering includes off-street parking for both employees and visitors, supporting convenient arrival for clients and guests. The property is identified with zoning noted as “Comme.”
The building is positioned for tenant or owner-occupant use across medical, professional, consulting, administrative, and wellness services, based on the described room mix and reception-to-exam-style arrangement. For groups needing a central reception area, private rooms for consultations, and a larger conference space for coordination, the layout supports day-to-day client flow without requiring major space reconfiguration. Presented as a turnkey option, it is ready for an incoming business to move forward with operations in this established office setting.
Key Highlights
- 1600 SF professional office building with a reception/waiting room for clients or patients
- Includes a dedicated secretary/reception office plus four private offices or exam rooms
- Large conference room/break room for meetings, training, or staff space
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
$20,439
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
7.43%
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%
$408,780
$408.8K
Cap Rate 7%
$291,986
$292.0K
Cap Rate 9%
$227,100
$227.1K
Market Conditions
NOI Build-Up for 1,600 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
$36.1K $22.56/SF
− Vacancy
−$8.8K −$5.53/SF
EGI
$27.3K $17.03/SF
− OpEx
−$6.8K −$4.26/SF
NOI
$20.4K $12.77/SF
Area
Westmoreland County, PA
Vacancy
24.50%
Lease Rate
$22.56 /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%
$408,780
Cap Rate 7%
$291,986
Cap Rate 9%
$227,100
Alternative Uses
Best Use
Office B
$292.0K
$255.5K – $340.7K
NOI $20,439 @ 7.0% cap · market cap 7.43%
Second Best
Healthcare Medical
$269.0K
$235.4K – $313.8K
NOI $18,828 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$407.5K
$356.6K – $475.5K
NOI $28,528 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Explore this area
Business Placement
Demographics for 15666, PA
15,585
Population
7,730
Households
2
Avg Household Size
48
Median Age
23%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
292
Density / Sq Mi
$64,943
Median Household Income
$41,086
Median Earnings
$802
Median Rent
$154,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-appointed professional office building suited for medical or business use, with multiple private rooms and off-street parking.
Where is this office building located?
The property is located at 14 Morewood Street Mount Pleasant, PA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1600 SF professional office building with a reception/waiting room for clients or patients; Includes a dedicated secretary/reception office plus four private offices or exam rooms; Large conference room/break room for meetings, training, or staff space
