Medical Office Building For
For Sale
$1,350,000
1645 Rostraver Rd, Belle Vernon, PA 15012
Medical office building with leases in place and on-site parking.
Property Size8,500 SF
Price / SF$158.82
Days on Market268
Property Features for 1645 Rostraver Rd
General Information
Standard status
Active
Size
8,500 SF
Class
C
Property subtype
Office
Net Operating Income
$111,613
Building Details
Building Size
8,500 SF
Listing Agency:
SVN | Three Rivers Commercial Advisors
(412) 298-2236
Listed By:
Richard L. Beynon · License #PA #AB068671
(412) 298-2236
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 10
Last Checked: Aug 16 at 4:34AM
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 SVN | Three Rivers Commercial Advisors
Investment Insights
Based on property information with market context.
This medical office building is located at 1645 Rostraver Rd in Belle Vernon. Leases are in place with Allegheny Health Network, expiring in 2025, and ChiroCorrection LLC, expiring in 2028. The property includes on-site parking with 43 spaces. It is located 3 miles from the Rt-51 and I-70 interchange. The property size is 8500 square feet.
Key Highlights
- Leases in place with Allegheny Health Network (expiring in 2025) and ChiroCorrection LLC (expiring in 2028)
- Medical office building
- On‑site parking with 43 spaces
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
$108,584
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
8.04%
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%
$2,171,680
$2.2M
Cap Rate 7%
$1,551,200
$1.6M
Cap Rate 9%
$1,206,489
$1.2M
Market Conditions
NOI Build-Up for 8,500 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
$191.8K $22.56/SF
− Vacancy
−$47.0K −$5.53/SF
EGI
$144.8K $17.03/SF
− OpEx
−$36.2K −$4.26/SF
NOI
$108.6K $12.77/SF
Area
Fayette 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%
$2,171,680
Cap Rate 7%
$1,551,200
Cap Rate 9%
$1,206,489
Alternative Uses
Best Use
Office B
$1.55M
$1.36M – $1.81M
NOI $108,584 @ 7.0% cap · market cap 8.04%
Second Best
Healthcare Medical
$1.41M
$1.23M – $1.64M
NOI $98,556 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$2.17M
$1.89M – $2.53M
NOI $151,556 @ 7.0% cap · market cap 11.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 15012, PA
15,756
Population
7,604
Households
2.1
Avg Household Size
46
Median Age
28%
College-Educated
93%
High-School Grad
34.1 sq mi
ZIP Area
462
Density / Sq Mi
$61,903
Median Household Income
$49,645
Median Earnings
$814
Median Rent
$187,500
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?
Medical Office Space - Medical office building with leases in place and on-site parking.
Where is this medical office space located?
The property is located at 1645 Rostraver Rd Belle Vernon, PA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Leases in place with Allegheny Health Network (expiring in 2025) and ChiroCorrection LLC (expiring in 2028); Medical office building; On‑site parking with 43 spaces
