Cranberry Township Multi-Building Investment
For Sale
Contact for pricing
3012 Unionville Rd, Cranberry Township, PA 16066
Multi-building commercial property with in-place income and upside potential.
Property Size38,100 SF
Price / SF$124.67
Days on Market195
Property Features for 3012 Unionville Rd
General Information
Standard status
Active
Size
38,100 SF
Class
C
Total Parking Spaces
40
Property subtype
Industrial, Mixed Use
Zoning
MU
Occupancy
95%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$300,000
Building Details
Year Built
1980
Buildings
4
Units
4
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Bayram Kan · License #RS370543
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 13 at 4:11PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This investment-focused commercial property is located in Cranberry Township and comprises four buildings totaling approximately 38,100 square feet. The buildings measure 24,000 SF, 6,000 SF, 3,200 SF, and 3,000 SF. The property is currently leased to five established businesses, providing in-place income with defined lease terms. An additional vacant area of approximately 1,900 square feet offers potential for future leasing and added income. The property features functional warehouse and office configurations, on-site parking, and convenient access to major transportation routes and surrounding commercial corridors. It presents a solid opportunity for investors seeking stabilized income with upside potential.
Key Highlights
- In‑place income from five established businesses with defined lease terms.
- Multi‑building commercial property totaling approximately 38,100 square feet.
- Located in Cranberry Township.
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
$251,460
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
5.29%
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%
$5,029,200
$5.0M
Cap Rate 7%
$3,592,286
$3.6M
Cap Rate 9%
$2,794,000
$2.8M
Market Conditions
NOI Build-Up for 38,100 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
$457.2K $12.00/SF
− Vacancy
−$54.9K −$1.44/SF
EGI
$402.3K $10.56/SF
− OpEx
−$150.9K −$3.96/SF
NOI
$251.5K $6.60/SF
Area
Butler County, PA
Vacancy
12.00%
Lease Rate
$12.00 /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%
$5,029,200
Cap Rate 7%
$3,592,286
Cap Rate 9%
$2,794,000
Alternative Uses
Best Use
Office B
$6.95M
$6.08M – $8.11M
NOI $486,712 @ 7.0% cap · market cap 10.25%
Second Best
Mixed Use
$3.59M
$3.14M – $4.19M
NOI $251,460 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$9.70M
$8.49M – $11.32M
NOI $679,326 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
952
Businesses Nearby
Explore this area
Business Placement
Demographics for 16066, PA
32,922
Population
14,359
Households
2.3
Avg Household Size
39
Median Age
65%
College-Educated
98%
High-School Grad
22.4 sq mi
ZIP Area
1,470
Density / Sq Mi
$125,390
Median Household Income
$71,940
Median Earnings
$1,619
Median Rent
$395,900
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?
Mixed-use property - Multi-building commercial property with in-place income and upside potential.
Where is this mixed-use property located?
The property is located at 3012 Unionville Rd Cranberry Township, PA.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: In‑place income from five established businesses with defined lease terms.; Multi‑building commercial property totaling approximately 38,100 square feet.; Located in Cranberry Township.
