Southside Mixed-Use Building For
2502-2504 E Carson St, Pittsburgh, PA 15203
Mixed-use building with commercial and residential units in Pittsburgh's Southside.
Type:Retail
Property size:
8,266 SFPrice / SF:
$199/SF- Added:
- Jan 27, 2026
- Days on Market:
- 115
- Last Refresh:
- Apr 6 at 12:26 am
Property Features for 2502-2504 E Carson St
General Information
- Standard status
- Active
- Size
- 8,266 SF
- Property subtype
- Retail
Listing agent Andreas Kamouyerou, CCIM License #PA #RS340004 (412) 535-8062
Listing office SVN | Three Rivers Commercial Advisors (412) 535-8062
Listing date Jan 27, 2026
Source Svn
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
HighLights
- Fully leased mixed‑use building with 2 commercial units and 3 residential units.
- Located in Pittsburgh's Southside neighborhood on E Carson St.
- Recently renovated apartment building with modern amenities (AC, dishwasher, gas range, tile shower).
- On‑site parking with 15 spaces for potential additional income.
- High traffic corner lot location near South Side Works with 17,580+ ADT and 72' frontage on E Carson St.
- Includes a 2‑bedroom, a studio with basement, and a 1‑bedroom loft‑style unit.
Overview
Located in Pittsburgh's Southside neighborhood, the property at 2502-2504 E Carson St is a two-story mixed-use building featuring both commercial and residential spaces. The building includes 2 commercial units and 3 residential apartment units. The recently renovated apartment building consists of 3 leased units. All units are equipped with AC, a dishwasher, a gas range, and a tile shower, and have access to street-level parking. One 2-bedroom unit was renovated in 2020. A studio unit with full basement access was also fully renovated in 2020. The 1-bedroom loft-style unit, featuring a living room, kitchen, and bath on the first level with the bedroom on the second level, was fully renovated in 2016 with new vinyl/laminate flooring and carpet throughout. The kitchen and bath were completely renovated, and a new refrigerator and washer/dryer were installed in 2021. On-site parking with 15 spaces is available and can be leased for additional income. The property is situated on a corner lot at E Carson St & 25th St, near South Side Works, with 72' of frontage on E Carson St and an average daily traffic count of 17,580+.
Financial Insights
Value Estimation Calculated for Retail
Conservative
$1.07M
NOI $96,340 @ 9.00% cap · cautious / downside scenario
Moderate
$1.38M
NOI $96,340 @ 7.00% cap · market / base-case scenario
Aggressive
$1.93M
NOI $96,340 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $148.8k | $18.00 |
| − Vacancy | −$11.2k | −$1.35 |
| EGI | $137.6k | $16.65 |
| − OpEx | −$41.3k | −$5.00 |
| NOI | $96.3k | $11.66 |
8,266 SF · lease $18.00/SF/yr · vacancy 7.50% · expense 30.00%
Alternative Use Scenarios
Best Use
Retail
$1.38M
$1.20M – $1.61M
NOI $96,340 @ 7.0% cap · market cap 5.84%
Second Best
Mixed Use
$1.32M
$1.15M – $1.54M
NOI $92,249 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$2.63M
$2.30M – $3.07M
NOI $184,278 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Retail space
Location Insight
- Map
- Local Demand
- City
- Pittsburgh
- County
- Allegheny
- State
- Pennsylvania
- Longitude
- -79.9693
- Latitude
- 40.4275
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Mixed-use building with commercial and residential units in Pittsburgh's Southside.
Where is this mixed-use property located?
The property is located at 2502-2504 E Carson St Pittsburgh, PA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Fully leased mixed‑use building with 2 commercial units and 3 residential units.; Located in Pittsburgh's Southside neighborhood on E Carson St.; Recently renovated apartment building with modern amenities (AC, dishwasher, gas range, tile shower).
