Flex Building with Warehouse
For Sale
Under Contract
$425,000
3500 Lincoln Ave, Finleyville, PA 15332
CommercialSale, Finleyville, PA
Property Size4,200 SF
Lot Size0.23 Acres
Price / SF$101.19
Days on Market26
Property Features for 3500 Lincoln Ave
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Comm
Zoning description
Comm
Directions
GPS, Washington Ave, L/R onto Extension Ave. Property on left.... or use 3500 Extension Ave. GPS
Subdivision
Finleyville
Standard status
Active Under Contract
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
8090
Amenities
bank vault
showroom
kitchenette
warehouse
storage
fenced yard
road sign
ADA accessible
walk-out basement
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(412) 833-5405
Listed By:
Michael Podolinsky · License #RS313127
(724) 942-1200
Added: Aug 10
Changed: Sep 4
Last Checked: Sep 4 at 9:06PM
MLS# 1769225
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 all-brick flex property combines customer-facing, administrative, storage, and warehouse areas in a practical commercial layout. The 1,135 SF showroom has wall-to-wall windows, 10-foot ceilings, carpeting, and four private offices. A 10' x 18' kitchenette and separate men's and ladies' restrooms support daily operations. The 26' x 42' clear-span warehouse provides adaptable space for storage, inventory, light assembly, or distribution. A former bank vault and a separate room with metal file bins add dedicated storage options. The main level is ADA accessible from the street, and the walk-out basement provides direct lower-level access.
Exterior features include a fenced storage or laydown yard, ample parking, and an existing road sign. The property offers access to Route 88 and the Route 43 Turnpike. Commercial zoning is identified as Comm, and the building's layout supports office, retail, service, and warehouse functions.
Exterior features include a fenced storage or laydown yard, ample parking, and an existing road sign. The property offers access to Route 88 and the Route 43 Turnpike. Commercial zoning is identified as Comm, and the building's layout supports office, retail, service, and warehouse functions.
Key Highlights
- 1,135 SF showroom with wall‑to‑wall windows and 10‑foot ceilings
- 26' x 42' clear‑span warehouse
- Four private offices plus a 10' x 18' kitchenette
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
$31,542
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
7.42%
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%
$630,840
$630.8K
Cap Rate 7%
$450,600
$450.6K
Cap Rate 9%
$350,467
$350.5K
Market Conditions
NOI Build-Up for 4,200 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
$39.8K $9.48/SF
− Vacancy
−$2.7K −$0.64/SF
EGI
$37.1K $8.84/SF
− OpEx
−$5.6K −$1.33/SF
NOI
$31.5K $7.51/SF
Area
Washington County, PA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$630,840
Cap Rate 7%
$450,600
Cap Rate 9%
$350,467
Alternative Uses
Best Use
Office B
$766.5K
$670.7K – $894.2K
NOI $53,653 @ 7.0% cap · market cap 12.62%
Second Best
Warehouse
$450.6K
$394.3K – $525.7K
NOI $31,542 @ 7.0% cap · market cap 7.42%
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,591 @ 7.0% cap · market cap 21.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15332, PA
8,058
Population
3,878
Households
2.1
Avg Household Size
50
Median Age
27%
College-Educated
93%
High-School Grad
26.7 sq mi
ZIP Area
302
Density / Sq Mi
$68,610
Median Household Income
$45,079
Median Earnings
$915
Median Rent
$192,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - All-brick commercial building with offices, showroom, fenced yard, and ADA-accessible street entry.
Where is this flex space located?
The property is located at 3500 Lincoln Ave Finleyville, PA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,135 SF showroom with wall‑to‑wall windows and 10‑foot ceilings; 26' x 42' clear‑span warehouse; Four private offices plus a 10' x 18' kitchenette
