Office Building with Towering
For Sale
Contact for pricing
150 Scharberry Ln, Mars, PA 16046
Office building with parking, high-end finishes, and sweeping views.
Property Size12,000 SF
Price / SF$245.83
Days on Market801
Property Features for 150 Scharberry Ln
General Information
Standard status
Active
Size
12,000 SF
Class
A
Total Parking Spaces
74
Property subtype
Office
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
2007
Buildings
1
Stories
2
Listing Agency:
Buncher Realty Services
Listed By:
Gregg Broujos · License #PA - RM425188
Source:
Crexi
Added: Jun 21, 2024
Changed: Aug 26
Last Checked: Aug 29 at 2:30PM
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 Buncher Realty Services
Investment Insights
Based on property information with market context.
This office building offers views over Adams, Cranberry, and Seven Fields. It features 74 parking spaces, suitable for various uses, including medical. The building boasts high-end finishes and the potential for multi-tenant occupancy with an up/down configuration. The layout includes a mix of private offices and open workspace. Each floor features comfortable cafe areas. An outdoor patio area provides sweeping views. The property is located within minutes of Cranberry's amenities and is close to UPMC Cranberry and UPMC Lemieux Hockey Facility. It offers quick access to I-79 and the Pennsylvania Turnpike, and is less than 30 minutes from Downtown Pittsburgh. The area is characterized by high demographics and rapid growth. The property has a total size of 12000 square feet.
Key Highlights
- Towering views over Adams/Cranberry/Seven Fields
- 74 parking spaces suitable for medical or other uses
- Possible multi‑tenant building (up/down)
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
$153,295
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
5.20%
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%
$3,065,900
$3.1M
Cap Rate 7%
$2,189,929
$2.2M
Cap Rate 9%
$1,703,278
$1.7M
Market Conditions
NOI Build-Up for 12,000 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
$270.7K $22.56/SF
− Vacancy
−$66.3K −$5.53/SF
EGI
$204.4K $17.03/SF
− OpEx
−$51.1K −$4.26/SF
NOI
$153.3K $12.77/SF
Area
Butler 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%
$3,065,900
Cap Rate 7%
$2,189,929
Cap Rate 9%
$1,703,278
Alternative Uses
Best Use
Office B
$2.19M
$1.92M – $2.55M
NOI $153,295 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.06M
$2.67M – $3.57M
NOI $213,961 @ 7.0% cap · market cap 7.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 16046, PA
19,257
Population
7,430
Households
2.6
Avg Household Size
40
Median Age
68%
College-Educated
99%
High-School Grad
22.8 sq mi
ZIP Area
845
Density / Sq Mi
$143,987
Median Household Income
$74,861
Median Earnings
$1,713
Median Rent
$481,400
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 - Office building with parking, high-end finishes, and sweeping views.
Where is this office building located?
The property is located at 150 Scharberry Ln Mars, PA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Towering views over Adams/Cranberry/Seven Fields; 74 parking spaces suitable for medical or other uses; Possible multi‑tenant building (up/down)
