Medical Office Building with
For Sale
$349,900
1802 Lincoln Way, McKeesport, PA 15131
CommercialSale, Mckeesport, PA
Property Size2,200 SF
Lot Size0.44 Acres
Price / SF$159.05
Days on Market17
Property Features for 1802 Lincoln Way
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C2
Zoning description
C2
Parking
12
Subdivision
White Oak
Standard status
Active
Lot size
0.44 Acres
Taxes and HOA fees
Tax Annual Amount
7624
Listing Agency:
CENTURY 21 FAIRWAYS REAL ESTATE · Century 21 Real Estate
Listed By:
Hunter Donnelly · License #RS359128
(724) 864-5916
Added: Aug 25
Changed: Sep 9
Last Checked: Sep 10 at 10:06AM
MLS# 1771347
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 all-brick medical office property at 1802 Lincoln Way provides approximately 2,200 square feet of professional space on 0.4414 acres. The interior includes a reception and waiting area, multiple private treatment or office rooms, administrative work areas, two restrooms, and laundry. A detached rear garage adds separate storage or workspace.
The property includes approximately 12 off-street parking spaces and sits along Lincoln Way in White Oak, with convenient access from the surrounding area. It is currently occupied by a chiropractic and wellness practice, and the C2 zoning supports its commercial classification. The existing layout offers a combination of client-facing, private, and administrative areas within one building.
The property includes approximately 12 off-street parking spaces and sits along Lincoln Way in White Oak, with convenient access from the surrounding area. It is currently occupied by a chiropractic and wellness practice, and the C2 zoning supports its commercial classification. The existing layout offers a combination of client-facing, private, and administrative areas within one building.
Key Highlights
- Approximately 2,200 square feet of interior space on 0.4414 acres
- All‑brick commercial building with reception, treatment or office rooms, and administrative areas
- Approximately 12 off‑street parking 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
$28,104
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
8.03%
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%
$562,080
$562.1K
Cap Rate 7%
$401,486
$401.5K
Cap Rate 9%
$312,267
$312.3K
Market Conditions
NOI Build-Up for 2,200 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
$49.6K $22.56/SF
− Vacancy
−$12.2K −$5.53/SF
EGI
$37.5K $17.03/SF
− OpEx
−$9.4K −$4.26/SF
NOI
$28.1K $12.77/SF
Area
Allegheny 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%
$562,080
Cap Rate 7%
$401,486
Cap Rate 9%
$312,267
Alternative Uses
Best Use
Office B
$401.5K
$351.3K – $468.4K
NOI $28,104 @ 7.0% cap · market cap 8.03%
Second Best
Healthcare Medical
$143.7K
$125.8K – $167.7K
NOI $10,060 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$560.4K
$490.3K – $653.8K
NOI $39,226 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15131, PA
8,144
Population
4,219
Households
1.9
Avg Household Size
52
Median Age
30%
College-Educated
96%
High-School Grad
6.6 sq mi
ZIP Area
1,234
Density / Sq Mi
$68,496
Median Household Income
$44,320
Median Earnings
$999
Median Rent
$147,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Medical Office Space - C2-zoned facility with treatment rooms, administrative areas, laundry, and two restrooms.
Where is this medical office space located?
The property is located at 1802 Lincoln Way McKeesport, PA.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Approximately 2,200 square feet of interior space on 0.4414 acres; All‑brick commercial building with reception, treatment or office rooms, and administrative areas; Approximately 12 off‑street parking spaces
