Move-in Ready Office
For Sale
$799,000
Ste-240-3875 Franklintowne Ct, Murrysville, PA 15668
Prime Westmoreland County office condo for sale or lease.
Property Size2,020 SF
Lot Size0.10 Acres
Price / SF$395.54
Days on Market223
Property Features for Ste-240-3875 Franklintowne Ct
General Information
Standard status
Active
Size
2,020 SF
Lot size
0.10 Acres
Taxes and HOA fees
Annual Taxes
$5,025
Listing Agency:
BERKSHIRE HATHAWAY THE PREFERRED REALTY
(724) 327-5600
Listed By:
Roxanne Mirabile
(724) 327-0444
Source:
Exprealty
Added: Jan 26
Changed: Sep 5
Last Checked: Sep 5 at 8:12AM
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 BERKSHIRE HATHAWAY THE PREFERRED REALTY
Investment Insights
Based on property information with market context.
This commercial condominium, suitable for sale or lease, offers approximately 2,020 square feet of move-in ready office space. Located on the first floor, the unit features a private entrance leading to a reception area. The open floor plan benefits from ample natural light and includes workspaces and offices separated by high-end glass walls. Multiple entrances and exits are present, along with a kitchenette and restroom. A paved lot provides parking. Situated in the heart of Murrysville, Westmoreland County, the property is located minutes from the Monroeville PA Turnpike 76 and Parkway 376 entrances. An additional 900 square feet adjacent to this unit is available. The monthly HOA fee is $420.51. The property is available for lease at $3,360 per month, plus additional fees under a triple net lease, where the tenant is responsible for insurance, taxes, condo fee, and generator fee.
Key Highlights
- Prime office space in the heart of Murrysville, Westmoreland County.
- Move‑in ready, approximately 2,020 square feet first floor unit.
- Option to buy or lease.
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
3.23%
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 3.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.5K
$450.2K – $600.3K
NOI $36,017 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Prime Westmoreland County office condo for sale or lease.
Where is this office units located?
The property is located at Ste-240-3875 Franklintowne Ct Murrysville, PA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Prime office space in the heart of Murrysville, Westmoreland County.; Move‑in ready, approximately 2,020 square feet first floor unit.; Option to buy or lease.
