Move-In Ready Office
For Sale
Contact for pricing
3875 Franklintowne Ct, Murrysville, PA 15668
First-floor office condo features a reception area, glass-walled offices, kitchenette, restroom, and paved parking.
Property Size2,020 SF
Price / SF$415.35
Days on Market451
Property Features for 3875 Franklintowne Ct
General Information
Standard status
Active
Size
2,020 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
BHHS - The Preferred Realty | Murrysville
(724) 327-0444
Listed By:
Roxanne Mirabile
(412) 491-7631
Source:
Moodyscre
Added: Jun 19, 2025
Changed: Sep 8
Last Checked: Sep 12 at 11:46AM
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 BHHS - The Preferred Realty | Murrysville
Investment Insights
Based on property information with market context.
This move-in ready first-floor office condo offers approximately 2,020 square feet of office space with a private entrance. The layout includes a reception area and an open floor plan designed for flexible work space, along with offices separated by high-end glass walls. The unit also includes a kitchenette and restroom, with several entrances/exits for convenient access. An additional 900 square feet adjacent to the unit is available for expansion.
The property is located in Murrysville in Westmoreland County, with access described as minutes to the Monroeville PA Turnpike 76 and Parkway 376 entrances. A paved lot provides parking for occupants and guests.
Monthly HOA is $420.51.
The property is located in Murrysville in Westmoreland County, with access described as minutes to the Monroeville PA Turnpike 76 and Parkway 376 entrances. A paved lot provides parking for occupants and guests.
Monthly HOA is $420.51.
Key Highlights
- Approximately 2,020 SF first‑floor office condo unit with a private entrance
- Reception area plus open floor plan with plenty of work space and offices separated by high‑end glass walls
- Includes a kitchenette and restroom
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
$25,805
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
3.08%
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%
$516,100
$516.1K
Cap Rate 7%
$368,643
$368.6K
Cap Rate 9%
$286,722
$286.7K
Market Conditions
NOI Build-Up for 2,020 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
$45.6K $22.56/SF
− Vacancy
−$11.2K −$5.53/SF
EGI
$34.4K $17.03/SF
− OpEx
−$8.6K −$4.26/SF
NOI
$25.8K $12.77/SF
Area
Westmoreland 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%
$516,100
Cap Rate 7%
$368,643
Cap Rate 9%
$286,722
Alternative Uses
Best Use
Office B
$368.6K
$322.6K – $430.1K
NOI $25,805 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.5K
$450.2K – $600.3K
NOI $36,017 @ 7.0% cap · market cap 4.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 15668, PA
13,433
Population
5,893
Households
2.3
Avg Household Size
50
Median Age
54%
College-Educated
98%
High-School Grad
22.4 sq mi
ZIP Area
600
Density / Sq Mi
$121,743
Median Household Income
$60,669
Median Earnings
$1,303
Median Rent
$315,000
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office units - First-floor office condo features a reception area, glass-walled offices, kitchenette, restroom, and paved parking.
Where is this office units located?
The property is located at 3875 Franklintowne Ct Murrysville, PA.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: Approximately 2,020 SF first‑floor office condo unit with a private entrance; Reception area plus open floor plan with plenty of work space and offices separated by high‑end glass walls; Includes a kitchenette and restroom
