Mixed-Use Building with
For Sale
Under Contract
$169,700
322 3rd St, California, PA 15419
CommercialSale, California, PA
Property Size1,500 SF
Lot Size0.08 Acres
Price / SF$113.13
Days on Market146
Property Features for 322 3rd St
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C2
Zoning description
C2
Parking
13
Directions
GPS
Subdivision
California
Standard status
Active Under Contract
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
3697
Amenities
washer/dryer
basement storage
Listing Agency:
REALTY ONE GROUP GOLD STANDARD
Listed By:
Cindy Schmidt
(724) 941-1427
Added: Apr 13
Changed: Sep 4
Last Checked: Sep 5 at 4:06AM
MLS# 1748276
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 C2-zoned mixed-use property combines a 1,500-square-foot retail area on the main level with an office and dedicated storage. The building includes two upstairs apartments, each offering two bedrooms, a refrigerator, and a stove. Residents share a laundry area with a washer and dryer, while two secure entrances provide apartment access.
Additional improvements include a 1 1/2-car garage that can be rented and a full basement suited to storage. The sale includes two cash registers, cameras, an alarm system, and the existing retail fixtures. The property occupies a 23-by-153-foot lot at 322 3rd St in California, PA. A separate 13-car parking lot across the street is also identified as available for purchase and currently has rental parking arrangements.
Additional improvements include a 1 1/2-car garage that can be rented and a full basement suited to storage. The sale includes two cash registers, cameras, an alarm system, and the existing retail fixtures. The property occupies a 23-by-153-foot lot at 322 3rd St in California, PA. A separate 13-car parking lot across the street is also identified as available for purchase and currently has rental parking arrangements.
Key Highlights
- 1,500 SF main‑level retail area with office and storage
- Two upstairs apartments, each with two bedrooms
- C2 zoning on a 23x153‑foot lot
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
$15,188
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
8.95%
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%
$303,760
$303.8K
Cap Rate 7%
$216,971
$217.0K
Cap Rate 9%
$168,756
$168.8K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$2.7K −$1.80/SF
EGI
$24.3K $16.20/SF
− OpEx
−$9.1K −$6.07/SF
NOI
$15.2K $10.13/SF
Area
Washington County, PA
Vacancy
10.00%
Lease Rate
$18.00 /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%
$303,760
Cap Rate 7%
$216,971
Cap Rate 9%
$168,756
Alternative Uses
Best Use
Mixed Use
$217.0K
$189.9K – $253.1K
NOI $15,188 @ 7.0% cap · market cap 8.95%
Second Best
Retail
$216.0K
$189.0K – $252.0K
NOI $15,120 @ 7.0% cap · market cap 8.91%
Theoretical Best
Specialty Retail
$462.2K
$404.4K – $539.2K
NOI $32,354 @ 7.0% cap · market cap 19.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
346
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 87%
Groceries 13%
Kwik Fill
Shops & Services
9,522 visits/mo
0.1 miles
Dollar General
Shops & Services
6,233 visits/mo
0.1 miles
Fine Wine & Good Spirits
Groceries
2,587 visits/mo
0.1 miles
KeyBank
Shops & Services
1,785 visits/mo
0.0 miles
Demographics for 15419, PA
3,574
Population
1,352
Households
2.6
Avg Household Size
26
Median Age
31%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
2,749
Density / Sq Mi
$44,481
Median Household Income
$9,943
Median Earnings
$804
Median Rent
$121,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail space, two apartments, a garage, and basement storage create a flexible mixed-use configuration.
Where is this mixed-use property located?
The property is located at 322 3rd St California, PA.
What is the asking price?
The asking price for this property is $169,700.
What are key features of this property?
This property features: 1,500 SF main‑level retail area with office and storage; Two upstairs apartments, each with two bedrooms; C2 zoning on a 23x153‑foot lot
