Fairfield Inn & Suites
For Sale
Contact for pricing
1438 Brodhead Rd, Monaca, PA 15061
82-room, renovated hotel near Pittsburgh International Airport.
Property Size61,000 SF
Price / SF$125.41
Days on Market159
Property Features for 1438 Brodhead Rd
General Information
Standard status
Active
Size
61,000 SF
Property subtype
Hospitality
Building Details
Year Built
2014
Year Renovated
2024
Stories
4
Listing Agency:
Matthews
Listed By:
Mitchell Glasson · License #02016029
Source:
Crexi
Added: Mar 6
Changed: Aug 11
Last Checked: Aug 11 at 10:56AM
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.
An exceptional opportunity to acquire the 82-room Fairfield Inn & Suites in Monaca, PA. Originally built in 2014, the property was renovated at the end of 2024, offering a turnkey opportunity for investors. The current ownership is absentee, creating upside through hands-on management and operational efficiencies. Despite stable in-place cash flow, the hotel offers RevPAR growth potential relative to the competitive set. Situated just off I-376 with convenient access to Pittsburgh International Airport, the property benefits from a diverse mix of demand drivers. These include the Shell Polymers Monaca plastics manufacturing complex, the new Bruce Mansfield natural gas facility, regional corporate travel, healthcare, retail traffic from Beaver Valley Mall, and broader Pittsburgh-area business activity. The property size is 61000 square feet.
Key Highlights
- Turnkey opportunity due to recent renovation at the end of 2024.
- Strong RevPAR growth potential relative to the competitive set.
- Ideally situated off I‑376 with convenient access to Pittsburgh International Airport.
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
$369,431
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
4.83%
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%
$7,388,620
$7.4M
Cap Rate 7%
$5,277,586
$5.3M
Cap Rate 9%
$4,104,789
$4.1M
Market Conditions
NOI Build-Up for 61,000 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
$915.0K $15.00/SF
− Vacancy
−$137.3K −$2.25/SF
EGI
$777.8K $12.75/SF
− OpEx
−$408.3K −$6.69/SF
NOI
$369.4K $6.06/SF
Area
Beaver County, PA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$7,388,620
Cap Rate 7%
$5,277,586
Cap Rate 9%
$4,104,789
Alternative Uses
Best Use
Hotel Hospitality
$5.28M
$4.62M – $6.16M
NOI $369,431 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$15.54M
$13.60M – $18.13M
NOI $1,087,635 @ 7.0% cap · market cap 14.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Explore this area
Business Placement
Demographics for 15061, PA
12,591
Population
5,855
Households
2.2
Avg Household Size
45
Median Age
29%
College-Educated
97%
High-School Grad
17.3 sq mi
ZIP Area
728
Density / Sq Mi
$73,462
Median Household Income
$46,228
Median Earnings
$955
Median Rent
$199,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - 82-room, renovated hotel near Pittsburgh International Airport.
Where is this hotel located?
The property is located at 1438 Brodhead Rd Monaca, PA.
What is the asking price?
The asking price for this property is $7,650,000.
What are key features of this property?
This property features: Turnkey opportunity due to recent renovation at the end of 2024.; Strong RevPAR growth potential relative to the competitive set.; Ideally situated off I‑376 with convenient access to Pittsburgh International Airport.
