Mixed-Use Property with
For Sale
$1,650,000
339 Lindsay Rd, Zelienople, PA 16063
CommercialSale, Zelienople, PA
Property Size5,000 SF
Lot Size16.20 Acres
Price / SF$330
Days on Market125
Property Features for 339 Lindsay Rd
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
mixed
Zoning description
mixed
Parking
30
Directions
I-79 Evans City Exit to Lindsay Road
Subdivision
Jackson Twp - BUT
Standard status
Active
Lot size
16.20 Acres
Taxes and HOA fees
Tax Annual Amount
13407
Building Details
Year built
1990
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(412) 366-1600
Listed By:
Elaine Bodnar
(412) 366-1600
Added: Apr 25
Changed: Aug 26
Last Checked: Aug 27 at 3:06AM
MLS# 1750389
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 mixed-use property combines a 5,000+/- square foot commercial office building with a separate 3,800+/- square foot residential home on 16.2 acres. The office layout includes two private offices, a computer and copier workroom, kitchen and laundry areas, a 28' x 21' classroom, a 30' x 16' administrative area, a game or break room, and two large restrooms. Exit doors serve all training and classroom areas.
The brick office building includes two exterior A/C units, two attic heating units, and 21 marked parking spaces, including two designated handicapped spaces. The residential improvement provides on-site housing or potential rental use. The property also offers room for additional parking, outdoor operations, or future expansion, supporting office, training, educational, nonprofit, service-business, and owner-occupant applications identified for the site.
The brick office building includes two exterior A/C units, two attic heating units, and 21 marked parking spaces, including two designated handicapped spaces. The residential improvement provides on-site housing or potential rental use. The property also offers room for additional parking, outdoor operations, or future expansion, supporting office, training, educational, nonprofit, service-business, and owner-occupant applications identified for the site.
Key Highlights
- 5,000+/- sq ft commercial office building with 3,800+/- sq ft residential home
- 16.2 acres with room for additional parking, outdoor operations, or future expansion
- 28' x 21' classroom and 30' x 16' administrative area
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
$63,873
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
3.87%
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%
$1,277,460
$1.3M
Cap Rate 7%
$912,471
$912.5K
Cap Rate 9%
$709,700
$709.7K
Market Conditions
NOI Build-Up for 5,000 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
$112.8K $22.56/SF
− Vacancy
−$27.6K −$5.53/SF
EGI
$85.2K $17.03/SF
− OpEx
−$21.3K −$4.26/SF
NOI
$63.9K $12.77/SF
Area
Butler County, PA
Vacancy
24.50%
Lease Rate
$22.56 /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%
$1,277,460
Cap Rate 7%
$912,471
Cap Rate 9%
$709,700
Alternative Uses
Best Use
Office B
$912.5K
$798.4K – $1.06M
NOI $63,873 @ 7.0% cap · market cap 3.87%
Second Best
Mixed Use
$471.4K
$412.5K – $550.0K
NOI $33,000 @ 7.0% cap · market cap 2.00%
Theoretical Best
Office A
$1.27M
$1.11M – $1.49M
NOI $89,150 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 16063, PA
7,596
Population
3,541
Households
2.1
Avg Household Size
47
Median Age
42%
College-Educated
96%
High-School Grad
17.0 sq mi
ZIP Area
447
Density / Sq Mi
$86,533
Median Household Income
$53,025
Median Earnings
$1,166
Median Rent
$294,100
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 - Office, residential, classroom, and support areas create a flexible owner-occupant or mixed-use configuration.
Where is this mixed-use property located?
The property is located at 339 Lindsay Rd Zelienople, PA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 5,000+/- sq ft commercial office building with 3,800+/- sq ft residential home; 16.2 acres with room for additional parking, outdoor operations, or future expansion; 28' x 21' classroom and 30' x 16' administrative area
