Office Building with Detached
For Sale
Under Contract
$425,000
287 Muse Bishop Rd., Canonsburg, PA 15317
SINGLE_FAMILY - Canonsburg, PA
Property Size4,000 SF
Lot Size1.06 Acres
Price / SF$106.25
Days on Market102
Property Features for 287 Muse Bishop Rd.
General Information
Property type
Residential
Property subtype
Office
Zoning
C-3
Zoning description
C-3
Directions
GPS
Subdivision
Cecil
Standard status
Active Under Contract
Lot size
1.06 Acres
Taxes and HOA fees
Tax Annual Amount
5118
Building Details
Year built
1940
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(412) 833-5405
Listed By:
Michael Podolinsky · License #RS313127
(412) 833-5405
Added: May 7
Changed: Jun 30
Last Checked: Aug 16 at 11:06PM
MLS# 1752605
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 fully renovated commercial office building was rebuilt down to the studs in 2022 and is positioned for immediate occupancy. The main structure includes seven private offices, a spacious conference room, a reception area, an updated kitchen, one full bathroom, and two half bathrooms. Layout flexibility supports splitting the space into two separate office suites. Recent upgrades include updated electric wiring and a breaker box, PEX plumbing with manifold system, new windows, a front deck, and dual HVAC units. Cat 6 cabling is installed throughout and the building is server/internet ready.
Zoned C-3, the property offers broad versatility for a range of business and service uses. Access is supported by proximity to Route 50, Interstate 79, and the new Southern Beltway, which can help accommodate both client visits and operational needs.
A detached 30' x 40' clear-span warehouse/garage adds approximately 1,200 SF of additional functional space. It includes electric service, water, and gas, making it well suited for storage, workshop use, or supporting contractor and operational activities alongside the office. With modern systems, ready-to-work buildout, and the added warehouse component, the property can serve as a compact headquarters or multi-use facility where office and space for operations need to work together.
Zoned C-3, the property offers broad versatility for a range of business and service uses. Access is supported by proximity to Route 50, Interstate 79, and the new Southern Beltway, which can help accommodate both client visits and operational needs.
A detached 30' x 40' clear-span warehouse/garage adds approximately 1,200 SF of additional functional space. It includes electric service, water, and gas, making it well suited for storage, workshop use, or supporting contractor and operational activities alongside the office. With modern systems, ready-to-work buildout, and the added warehouse component, the property can serve as a compact headquarters or multi-use facility where office and space for operations need to work together.
Key Highlights
- Fully renovated 1940‑built commercial office building rebuilt down to the studs in 2022
- Main building offers 7 private offices, conference room, reception area, updated kitchen, 1 full bath and 2 half baths
- Space can be subdivided into two separate office suites
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
$30,040
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
7.07%
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%
$600,800
$600.8K
Cap Rate 7%
$429,143
$429.1K
Cap Rate 9%
$333,778
$333.8K
Market Conditions
NOI Build-Up for 4,000 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
$37.9K $9.48/SF
− Vacancy
−$2.6K −$0.64/SF
EGI
$35.3K $8.84/SF
− OpEx
−$5.3K −$1.33/SF
NOI
$30.0K $7.51/SF
Area
Washington County, PA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$600,800
Cap Rate 7%
$429,143
Cap Rate 9%
$333,778
Alternative Uses
Best Use
Office B
$730.0K
$638.7K – $851.6K
NOI $51,098 @ 7.0% cap · market cap 12.02%
Second Best
Warehouse
$429.1K
$375.5K – $500.7K
NOI $30,040 @ 7.0% cap · market cap 7.07%
Theoretical Best
Specialty Retail
$1.23M
$1.08M – $1.44M
NOI $86,277 @ 7.0% cap · market cap 20.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 15317, PA
42,801
Population
18,803
Households
2.3
Avg Household Size
43
Median Age
52%
College-Educated
97%
High-School Grad
45.0 sq mi
ZIP Area
951
Density / Sq Mi
$107,962
Median Household Income
$61,089
Median Earnings
$1,180
Median Rent
$329,600
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 - Move-in-ready office building with private offices, conference space, and a detached electric, water, and gas garage for flexible use.
Where is this flex space located?
The property is located at 287 Muse Bishop Rd. Canonsburg, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Fully renovated 1940‑built commercial office building rebuilt down to the studs in 2022; Main building offers 7 private offices, conference room, reception area, updated kitchen, 1 full bath and 2 half baths; Space can be subdivided into two separate office suites
