Mixed-Use Property with
For Sale
$679,900
2432 Lincoln Way, White Oak, PA 15131
CommercialSale, White Oak, PA
Property Size8,000 SF
Lot Size2.67 Acres
Price / SF$84.99
Days on Market11
Property Features for 2432 Lincoln Way
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C2
Zoning description
C2
Parking
50
Subdivision
White Oak
Standard status
Active
Lot size
2.67 Acres
Taxes and HOA fees
Tax Annual Amount
11462
Building Details
Year built
1969
Building materials
Concrete
Listing Agency:
CENTURY 21 FAIRWAYS REAL ESTATE · Century 21 Real Estate
Listed By:
Susan Gill/ Dan Lyons · License #RM423921
(724) 864-5916
Added: Sep 15
Changed: Sep 22
Last Checked: Sep 25 at 12:06AM
MLS# 1774587
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.
Located at 2432 Lincoln Way in White Oak, PA, this C2-zoned mixed-use property occupies 2.6735 acres and includes an 8,000+ SF garage and warehouse. The clear-span building has 20+ foot ceiling heights, 14-foot overhead doors, and 3-phase electric, supporting a range of commercial operations. Concrete construction and a 1969 build date are also noted.
Residential components add flexibility to the site. A 2-bedroom, 2-bath apartment is positioned above the garage, while a separate 2-bedroom, 2-bath house includes its own garage. The property also has an additional residential garage, creating a combination of commercial, residential, and storage improvements at one location.
The White Oak property is identified as having access to surrounding communities and major Pittsburgh-area routes. Its configuration includes large-scale warehouse space, multiple garage improvements, and on-site residential accommodations.
Residential components add flexibility to the site. A 2-bedroom, 2-bath apartment is positioned above the garage, while a separate 2-bedroom, 2-bath house includes its own garage. The property also has an additional residential garage, creating a combination of commercial, residential, and storage improvements at one location.
The White Oak property is identified as having access to surrounding communities and major Pittsburgh-area routes. Its configuration includes large-scale warehouse space, multiple garage improvements, and on-site residential accommodations.
Key Highlights
- 8,000+ SF clear‑span garage and warehouse
- 20+ foot ceiling heights with 14‑foot overhead doors
- 3‑phase electric service
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
$62,238
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
9.15%
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%
$1,244,760
$1.2M
Cap Rate 7%
$889,114
$889.1K
Cap Rate 9%
$691,533
$691.5K
Market Conditions
NOI Build-Up for 8,000 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
$120.0K $15.00/SF
− Vacancy
−$6.8K −$0.86/SF
EGI
$113.2K $14.15/SF
− OpEx
−$50.9K −$6.37/SF
NOI
$62.2K $7.78/SF
Area
Allegheny County, PA
Vacancy
5.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,244,760
Cap Rate 7%
$889,114
Cap Rate 9%
$691,533
Alternative Uses
Best Use
Mixed Use
$1.16M
$1.01M – $1.35M
NOI $81,000 @ 7.0% cap · market cap 11.91%
Second Best
Apartment 5plus
$889.1K
$778.0K – $1.04M
NOI $62,238 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$2.04M
$1.78M – $2.38M
NOI $142,641 @ 7.0% cap · market cap 20.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
20 ft
Clear height
2
Residential units
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
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 Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned property combines substantial commercial space with two residential components and an additional garage.
Where is this mixed-use property located?
The property is located at 2432 Lincoln Way White Oak, PA.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: 8,000+ SF clear‑span garage and warehouse; 20+ foot ceiling heights with 14‑foot overhead doors; 3‑phase electric service
