Drive-Through Flex
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For Sale
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2850 Brownsville Road, South Park, PA 15129
C1-zoned commercial building with flexible retail, office, storage, and drive-through functionality.
Property Size10,000 SF
Price / SF$99.50
Days on Market7
Property Features for 2850 Brownsville Road
General Information
Standard status
Active
Size
10,000 SF
Class
C
Total Parking Spaces
23
Property subtype
Retail, Office
Zoning
C1
Investment Type
Owner/User
Building Details
Year Built
2005
Listing Agency:
JLL - Pittsburgh, Pennsylvania
(412) 849-5726
Listed By:
michelle Stewart · License #RS311857
Source:
Crexi
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 4:47AM
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 JLL - Pittsburgh, Pennsylvania
Investment Insights
Based on property information with market context.
Located at 2850 Brownsville Road in South Park, Pennsylvania, this 2005 flex space provides 10,000 SF across two levels. The street-level floor offers 5,000 SF configured for retail or office use, while the lower level adds another 5,000 SF suited to storage or office functions. An existing drive-through component expands the building’s operational configuration.
The property is situated in the South Park area and carries C1 zoning. Its combination of customer-facing space, supplemental lower-level area, and flexible commercial layout supports a range of retail, office, and flex-space uses.
The property is situated in the South Park area and carries C1 zoning. Its combination of customer-facing space, supplemental lower-level area, and flexible commercial layout supports a range of retail, office, and flex-space uses.
Key Highlights
- 10,000 SF total building area
- 5,000 SF street‑level retail/office area
- Additional 5,000 SF lower level for storage/office use
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
$53,350
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
5.36%
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%
$1,067,000
$1.1M
Cap Rate 7%
$762,143
$762.1K
Cap Rate 9%
$592,778
$592.8K
Market Conditions
NOI Build-Up for 10,000 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
$81.6K $8.16/SF
− Vacancy
−$5.4K −$0.54/SF
EGI
$76.2K $7.62/SF
− OpEx
−$22.9K −$2.29/SF
NOI
$53.4K $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%
$1,067,000
Cap Rate 7%
$762,143
Cap Rate 9%
$592,778
Alternative Uses
Best Use
Office B
$1.82M
$1.60M – $2.13M
NOI $127,746 @ 7.0% cap · market cap 12.84%
Second Best
Retail
$1.66M
$1.46M – $1.94M
NOI $116,550 @ 7.0% cap · market cap 11.71%
Theoretical Best
Office A
$2.55M
$2.23M – $2.97M
NOI $178,301 @ 7.0% cap · market cap 17.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15129, PA
10,901
Population
4,759
Households
2.3
Avg Household Size
43
Median Age
42%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
1,416
Density / Sq Mi
$90,833
Median Household Income
$53,465
Median Earnings
$1,341
Median Rent
$236,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - C1-zoned commercial building with flexible retail, office, storage, and drive-through functionality.
Where is this flex space located?
The property is located at 2850 Brownsville Road South Park, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 10,000 SF total building area; 5,000 SF street‑level retail/office area; Additional 5,000 SF lower level for storage/office use
