Corner Office Building with
For Sale
$895,000
3113-3119 Pleasant Valley Blvd, Altoona, PA 16602
Signalized corner visibility and a brick office interior with multiple offices, conference room, and parking for daily operations.
Property Size3,390 SF
Price / SF$264.01
Days on Market58
Property Features for 3113-3119 Pleasant Valley Blvd
General Information
Standard status
Active
Size
3,390 SF
Total Parking Spaces
20
Additional Details
Office Units
7
Taxes and HOA fees
Annual Taxes
$14,311
Listing Agency:
Century 21 Strayer Ebensburg
(814) 525-2291
Listed By:
Scott Strayer · License #RM049011A
(814) 525-2291
Source:
Exprealty
Added: Jun 24
Changed: Aug 20
Last Checked: Aug 20 at 2:13PM
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 Century 21 Strayer Ebensburg
Investment Insights
Based on property information with market context.
This impressive brick office building is configured for professional use, featuring a reception/lobby area with seven offices, a kitchenette, a conference room, two bathrooms, a work area, and nine workstations. The interior is described as high-end, supporting a polished, client-facing environment.
The property sits on a corner, signalized lot designed for strong on-site visibility. On-site parking includes 20 spaces, with potential for additional parking to support tenant and visitor needs.
For tenants, buyers, or owner-operators seeking a turnkey office setup, the current layout provides a mix of private offices, collaborative conference space, and workstation support within a single building. The combination of reception space, multiple offices, and dedicated conference room makes it practical for professional services and office-based teams, while the on-site parking count helps accommodate day-to-day access.
The property sits on a corner, signalized lot designed for strong on-site visibility. On-site parking includes 20 spaces, with potential for additional parking to support tenant and visitor needs.
For tenants, buyers, or owner-operators seeking a turnkey office setup, the current layout provides a mix of private offices, collaborative conference space, and workstation support within a single building. The combination of reception space, multiple offices, and dedicated conference room makes it practical for professional services and office-based teams, while the on-site parking count helps accommodate day-to-day access.
Key Highlights
- Signalized corner lot offering high visibility
- 20 parking spaces, with potential for additional spaces
- Impressive brick office building with a high‑end interior
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
$34,342
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
3.84%
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%
$686,840
$686.8K
Cap Rate 7%
$490,600
$490.6K
Cap Rate 9%
$381,578
$381.6K
Market Conditions
NOI Build-Up for 3,390 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
$57.0K $16.80/SF
− Vacancy
−$11.2K −$3.29/SF
EGI
$45.8K $13.51/SF
− OpEx
−$11.4K −$3.38/SF
NOI
$34.3K $10.13/SF
Area
Blair County, PA
Vacancy
19.60%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$686,840
Cap Rate 7%
$490,600
Cap Rate 9%
$381,578
Alternative Uses
Best Use
Office B
$490.6K
$429.3K – $572.4K
NOI $34,342 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.12M
$3.60M – $4.80M
NOI $288,226 @ 7.0% cap · market cap 32.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
785
Businesses Nearby
Explore this area
Business Placement
Demographics for 16602, PA
27,996
Population
13,171
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
93%
High-School Grad
14.7 sq mi
ZIP Area
1,904
Density / Sq Mi
$53,097
Median Household Income
$37,336
Median Earnings
$842
Median Rent
$120,200
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?
Office building - Signalized corner visibility and a brick office interior with multiple offices, conference room, and parking for daily operations.
Where is this office building located?
The property is located at 3113-3119 Pleasant Valley Blvd Altoona, PA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Signalized corner lot offering high visibility; 20 parking spaces, with potential for additional spaces; Impressive brick office building with a high‑end interior
