Two-Unit Flex Space with
For Sale
$750,000
2560 Fairmount Church Rd, Sewickley, PA 15143
CommercialSale, Sewickley, PA
Property Size4,800 SF
Lot Size6.29 Acres
Price / SF$156.25
Days on Market31
Property Features for 2560 Fairmount Church Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COM
Zoning description
COM
Parking
25
Subdivision
Franklin Park
Standard status
Active
Lot size
6.29 Acres
Taxes and HOA fees
Tax Annual Amount
5042
Amenities
high ceilings
outdoor storage sheds
Listing Agency:
REALTY ONE GROUP GOLD STANDARD
(724) 941-1427
Listed By:
Diane DiGregory · License #RS338401
(724) 941-1427
Added: Jul 30
Changed: Aug 26
Last Checked: Aug 29 at 4:06PM
MLS# 1767517
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 two-unit flex space contains 4,800 square feet of indoor area across upper- and lower-level configurations. The first-floor unit features high ceilings and a 16-foot by 10-foot overhead door for unloading. A metal roof installed one year ago and outdoor storage sheds are also included.
The property encompasses 6.2926 acres at 2560 Fairmount Church Rd in Sewickley, Pennsylvania, with level parking available on site. COM zoning is reported for the property. The existing layout is identified as suitable for office, gym, restaurant, retail, and wholesale uses, offering multiple configuration possibilities within the building and grounds.
The property encompasses 6.2926 acres at 2560 Fairmount Church Rd in Sewickley, Pennsylvania, with level parking available on site. COM zoning is reported for the property. The existing layout is identified as suitable for office, gym, restaurant, retail, and wholesale uses, offering multiple configuration possibilities within the building and grounds.
Key Highlights
- 6.2926‑acre property with 4,800 sq ft of indoor space
- Two‑unit building with upper- and lower‑level areas
- First‑floor unit has high ceilings and a 16 ft x 10 ft overhead door
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
$25,608
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
3.41%
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%
$512,160
$512.2K
Cap Rate 7%
$365,829
$365.8K
Cap Rate 9%
$284,533
$284.5K
Market Conditions
NOI Build-Up for 4,800 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
$39.2K $8.16/SF
− Vacancy
−$2.6K −$0.54/SF
EGI
$36.6K $7.62/SF
− OpEx
−$11.0K −$2.29/SF
NOI
$25.6K $5.34/SF
Area
Allegheny County, PA
Vacancy
6.60%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$512,160
Cap Rate 7%
$365,829
Cap Rate 9%
$284,533
Alternative Uses
Best Use
Industrial
$365.8K
$320.1K – $426.8K
NOI $25,608 @ 7.0% cap · market cap 3.41%
Second Best
Flex RnD
$339.7K
$297.2K – $396.3K
NOI $23,779 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,584 @ 7.0% cap · market cap 11.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15143, PA
22,329
Population
9,411
Households
2.4
Avg Household Size
46
Median Age
60%
College-Educated
97%
High-School Grad
36.9 sq mi
ZIP Area
605
Density / Sq Mi
$125,339
Median Household Income
$67,234
Median Earnings
$1,356
Median Rent
$434,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Upper- and lower-level areas provide adaptable commercial space, including a high-ceiling first-floor unit.
Where is this flex space located?
The property is located at 2560 Fairmount Church Rd Sewickley, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 6.2926‑acre property with 4,800 sq ft of indoor space; Two‑unit building with upper- and lower‑level areas; First‑floor unit has high ceilings and a 16 ft x 10 ft overhead door
