Duplex With Integral Two-Car
For Sale
$399,900
3011-3013 Pioneer Avenue, Pittsburgh, PA 15226
Two residential units are complemented by a finished efficiency, basement storage, and convenient access to transit, shopping, and restaurants.
Property Size3,272 SF
Price / SF$122.22
Days on Market131
Property Features for 3011-3013 Pioneer Avenue
General Information
Standard status
Active
Size
3,272 SF
Total Parking Spaces
2
Property subtype
Multi-Unit / Duplex
Zoning
dup
Units
Unit Mix
2 x 3BR/1BA, 1 x efficiency
Multifamily Units
3
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$3,897
Amenities
basement storage
Yes
0.0
full
Asphalt
Building Details
Year Built
1920
Listing Agency:
LIFESPACE REAL ESTATE
Listed By:
Jacob Rady · License #RS333342
(724) 525-9949
Source:
Compass
Added: Apr 26
Changed: Sep 1
Last Checked: Sep 2 at 11:41PM
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 LIFESPACE REAL ESTATE
Investment Insights
Based on property information with market context.
Built in 1920, this 3,272-square-foot duplex contains two 3-bedroom, 1-bath units. One unit is vacant, while the other produces rental income. Additional improvements include a finished third-floor efficiency, basement storage, and an integral garage with capacity for two vehicles. The major mechanical systems are grouped in one area, and the roof has been replaced more recently.
Located at 3011-3013 Pioneer Avenue in Pittsburgh’s West End, the property fronts a major transit route and offers access to nearby shopping and restaurants. Zoning is identified as “dup.”
Located at 3011-3013 Pioneer Avenue in Pittsburgh’s West End, the property fronts a major transit route and offers access to nearby shopping and restaurants. Zoning is identified as “dup.”
Key Highlights
- Two 3‑bedroom, 1‑bath units in a duplex configuration
- 3,272‑square‑foot property built in 1920
- One unit is vacant; the other provides established rental income
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
$34,509
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
8.63%
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%
$690,180
$690.2K
Cap Rate 7%
$492,986
$493.0K
Cap Rate 9%
$383,433
$383.4K
Market Conditions
NOI Build-Up for 3,272 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
$66.7K $20.40/SF
− Vacancy
−$4.0K −$1.22/SF
EGI
$62.7K $19.18/SF
− OpEx
−$28.2K −$8.63/SF
NOI
$34.5K $10.55/SF
Area
Pittsburgh, PA
Vacancy
6.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$690,180
Cap Rate 7%
$492,986
Cap Rate 9%
$383,433
Alternative Uses
Best Use
Multifamily LT 5
$532.3K
$465.8K – $621.1K
NOI $37,263 @ 7.0% cap · market cap 9.32%
Second Best
Apartment 5plus
$493.0K
$431.4K – $575.2K
NOI $34,509 @ 7.0% cap · market cap 8.63%
Theoretical Best
Office A
$1.04M
$911.8K – $1.22M
NOI $72,944 @ 7.0% cap · market cap 18.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
869
Businesses Nearby
Explore this area
Business Placement
Demographics for 15226, PA
13,931
Population
6,979
Households
2
Avg Household Size
40
Median Age
34%
College-Educated
92%
High-School Grad
2.5 sq mi
ZIP Area
5,572
Density / Sq Mi
$77,366
Median Household Income
$46,125
Median Earnings
$1,166
Median Rent
$174,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units are complemented by a finished efficiency, basement storage, and convenient access to transit, shopping, and restaurants.
Where is this duplex located?
The property is located at 3011-3013 Pioneer Avenue Pittsburgh, PA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two 3‑bedroom, 1‑bath units in a duplex configuration; 3,272‑square‑foot property built in 1920; One unit is vacant; the other provides established rental income
