Listing Agency: REALTY ONE GROUP GOLD STANDARD D***@goldstandardpittsburgh.com

Listed By: Cindy Schmidt Show Phone

Added: Apr 13 Changed: Sep 9 Last Checked: Sep 10 at 3:06AM

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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 two residential apartments above. Each apartment contains two bedrooms and includes a refrigerator and stove, while a shared laundry area provides a washer and dryer. The commercial portion also has an office and storage space, with existing fixtures, two cash registers, cameras, and an alarm system included.

A 1 1/2-car garage accompanies the building and may provide additional rental utility. The property also includes a basement used for storage. Two secured entrances serve the upstairs apartments, creating separate residential access from the storefront. The parcel measures 23x153 and is located at 322 3rd St in California, Pennsylvania.

Key Highlights

• 1,500‑square‑foot main‑level retail area
• Two upstairs apartments with two bedrooms each
• C2 zoning with office and storage areas

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 (±1% cap)

NOI $15,188 @ 7.0% cap · market cap 8.95%

Second Best

Retail

$216.0K

$189.0K – $252.0K (±1% cap)

NOI $15,120 @ 7.0% cap · market cap 8.91%

Theoretical Best

Specialty Retail

$462.2K

$404.4K – $539.2K (±1% cap)

NOI $32,354 @ 7.0% cap · market cap 19.07%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Real Estate Agency Dental Office Hair Salon Law Firm Grocery & Convenience Store Parking Lot & Garage

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

346

Businesses Nearby

Explore this area Business Placement

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 Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Street-level retail space is paired with two upstairs apartments and dedicated storage areas.

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‑square‑foot main‑level retail area; Two upstairs apartments with two bedrooms each; C2 zoning with office and storage areas