Two-Unit Mixed-Use
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 Market43
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
outdoor storage sheds
Listing Agency:
REALTY ONE GROUP GOLD STANDARD
(724) 941-1427
Listed By:
Diane DiGregory · License #RS338401
(412) 638-2982
Added: Jul 30
Changed: Sep 9
Last Checked: Sep 10 at 8:06AM
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.
Located at 2560 Fairmount Church Rd in Sewickley, this two-unit mixed-use building provides 4,800 square feet of indoor space across lower- and upper-level areas. The first-floor unit features high ceilings and a 16-foot by 10-foot overhead door that supports unloading. A metal roof installed 1 year ago and included outdoor storage sheds add useful physical improvements.
The property occupies 6.2926 acres with level parking. COM zoning is in place, and the stated use possibilities include office, gym, restaurant, retail, and wholesale operations. The building configuration accommodates separate lower- and upper-level spaces within one commercial property.
The property occupies 6.2926 acres with level parking. COM zoning is in place, and the stated use possibilities include office, gym, restaurant, retail, and wholesale operations. The building configuration accommodates separate lower- and upper-level spaces within one commercial property.
Key Highlights
- Two‑unit building with 4,800 square feet of indoor space
- 6.2926‑acre property with level parking
- COM zoning supports the stated commercial use options
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
$48,600
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
6.48%
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%
$972,000
$972.0K
Cap Rate 7%
$694,286
$694.3K
Cap Rate 9%
$540,000
$540.0K
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
$86.4K $18.00/SF
− Vacancy
−$8.6K −$1.80/SF
EGI
$77.8K $16.20/SF
− OpEx
−$29.2K −$6.07/SF
NOI
$48.6K $10.13/SF
Area
Allegheny County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$972,000
Cap Rate 7%
$694,286
Cap Rate 9%
$540,000
Alternative Uses
Best Use
Mixed Use
$694.3K
$607.5K – $810.0K
NOI $48,600 @ 7.0% cap · market cap 6.48%
Second Best
Industrial
$365.8K
$320.1K – $426.8K
NOI $25,608 @ 7.0% cap · market cap 3.41%
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
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
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
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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 - COM zoning, outdoor storage sheds, and level parking support a range of commercial uses.
Where is this mixed-use property 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: Two‑unit building with 4,800 square feet of indoor space; 6.2926‑acre property with level parking; COM zoning supports the stated commercial use options
