Brick 5-Unit Mixed-Use
New
For Sale
$560,000
3600 Brownsville Road, Pittsburgh, PA 15227
Brick building combines occupied apartments with a restaurant space and shared basement laundry and storage.
Property Size5,196 SF
Days on Market3
Property Features for 3600 Brownsville Road
General Information
Standard status
Active
Size
5,196 SF
Property subtype
Multifamily
Occupancy
100%
Units
Unit Mix
3 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
4
Amenities
on-site laundry
storage
Building Details
Building Size
5,196 SF
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
SVN | Three Rivers Commercial Advisors
(724) 825-3137
Listed By:
Jason Campagna · License #PA #RM424399
(724) 825-3137
Source:
Svn
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 16 at 3:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SVN | Three Rivers Commercial Advisors
Investment Insights
Based on property information with market context.
This brick mixed-use property in Brentwood contains four apartments and one commercial restaurant space. The residential units include three two-bedroom, one-bath apartments and one one-bedroom, one-bath apartment; all four apartments are 100% occupied. The restaurant currently occupies the commercial portion of the building.
Basement space provides tenant storage along with washers and dryers. Electric service is individually metered for each use. All water heaters were replaced approximately 5 years ago, while the restaurant has newer AC equipment. Rear deck stairs were also recently replaced.
Basement space provides tenant storage along with washers and dryers. Electric service is individually metered for each use. All water heaters were replaced approximately 5 years ago, while the restaurant has newer AC equipment. Rear deck stairs were also recently replaced.
Key Highlights
- Five‑unit brick mixed‑use building with four apartments and one restaurant space
- Four apartments are 100% occupied
- Unit mix includes three 2 Bed / 1 bath apartments and one 1 Bed / 1 bath apartment
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
$50,739
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
9.06%
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%
$1,014,780
$1.0M
Cap Rate 7%
$724,843
$724.8K
Cap Rate 9%
$563,767
$563.8K
Market Conditions
NOI Build-Up for 5,196 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
$87.3K $16.80/SF
− Vacancy
−$6.1K −$1.18/SF
EGI
$81.2K $15.62/SF
− OpEx
−$30.4K −$5.86/SF
NOI
$50.7K $9.76/SF
Area
ZIP 15227
Vacancy
7.00%
Lease Rate
$16.80 /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%
$1,014,780
Cap Rate 7%
$724,843
Cap Rate 9%
$563,767
Alternative Uses
Best Use
Specialty Retail
$999.4K
$874.5K – $1.17M
NOI $69,959 @ 7.0% cap · market cap 12.49%
Second Best
Mixed Use
$724.8K
$634.2K – $845.7K
NOI $50,739 @ 7.0% cap · market cap 9.06%
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,645 @ 7.0% cap · market cap 16.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
Explore this area
Business Placement
Demographics for 15227, PA
30,036
Population
13,952
Households
2.2
Avg Household Size
41
Median Age
36%
College-Educated
94%
High-School Grad
6.1 sq mi
ZIP Area
4,924
Density / Sq Mi
$73,597
Median Household Income
$49,111
Median Earnings
$875
Median Rent
$175,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick building combines occupied apartments with a restaurant space and shared basement laundry and storage.
Where is this mixed-use property located?
The property is located at 3600 Brownsville Road Pittsburgh, PA.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Five‑unit brick mixed‑use building with four apartments and one restaurant space; Four apartments are 100% occupied; Unit mix includes three 2 Bed / 1 bath apartments and one 1 Bed / 1 bath apartment
