Building Details

Year built 1990

Listing Agency: COLDWELL BANKER REALTY · Coldwell Banker Real Estate g***@pittsburghmoves.com Show Phone

Listed By: Elaine Bodnar Show Phone

Added: Apr 25 Changed: Sep 9 Last Checked: Sep 10 at 8:06AM

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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 commercial office building with a separate residential home on 16.2 acres. The office building measures approximately 5,000+/- sq ft and includes two private offices, a computer-ready workroom, kitchen and laundry areas, a 28' x 21' classroom, a 30' x 16' administrative area, a game/break room, and two large restrooms. Training and classroom areas have exit doors, while the building is served by 2 exterior A/C units and 2 attic heating units.

The accompanying residential home contains approximately 3,800 sq ft and provides on-site living space or potential rental use. The property is located at 339 Lindsay Rd in Zelienople, Butler County, Pennsylvania, with mixed zoning. Site improvements include 21 marked parking spaces, including 2 designated for handicapped parking, along with a brick exterior and acreage that can accommodate additional parking or outdoor operations.

Key Highlights

• 16.2‑acre mixed‑use property at 339 Lindsay Rd, Zelienople, PA 16063
• Commercial office building measures 5,000+/- sq ft
• Separate residential home measures 3,800+/- sq ft

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 (±1% cap)

NOI $63,873 @ 7.0% cap · market cap 3.87%

Second Best

Mixed Use

$471.4K

$412.5K – $550.0K (±1% cap)

NOI $33,000 @ 7.0% cap · market cap 2.00%

Theoretical Best

Office A

$1.27M

$1.11M – $1.49M (±1% cap)

NOI $89,150 @ 7.0% cap · market cap 5.40%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Lifesteps Transition Program...The ... Child Welfare Organization Darrel Reel - Coldwell ... Real Estate Agency

Suggested Use

Top Pick Auto Repair Shop Real Estate Agency Big Box & Wholesale Store Tech Support Center Restaurant Accounting Firm

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

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

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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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?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Office facilities, a separate residence, and substantial land support integrated business and living uses.

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: 16.2‑acre mixed‑use property at 339 Lindsay Rd, Zelienople, PA 16063; Commercial office building measures 5,000+/- sq ft; Separate residential home measures 3,800+/- sq ft