Neighborhood Shopping Center Near
New
For Sale
$3,000,000
4112 Brownsville Road, South Park, PA 15129
Redeveloped retail center with multiple suites, lower-level availability, and on-site parking near a light rail terminal.
Property Size15,018 SF
Days on Market6
Property Features for 4112 Brownsville Road
General Information
Standard status
Active
Size
15,018 SF
Property subtype
Retail
Building Details
Building Size
15,018 SF
Listing Agency:
NAI Burns Scalo
(724) 825-0888
Listed By:
Andreas Kamouyerou · License #RS340004
Source:
Naiburnsscalo
Added: Aug 26
Changed: Aug 30
Last Checked: Aug 30 at 1:35PM
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 NAI Burns Scalo
Investment Insights
Based on property information with market context.
Champion Plaza is a neighborhood shopping center totaling 15,018 SF, with eight retail suites and a lower level offering an additional 16,500 SF. The property was redeveloped in 2008 and includes on-site parking. Its multi-suite layout supports a range of retail, restaurant, and service-oriented uses identified in the property information.
The center occupies a hard corner along Brownsville Road in South Park, PA, adjacent to the South Hills light rail trolley terminal. This setting provides direct proximity to rail transportation and establishes a defined commercial presence along the corridor. A diversified mix of retail tenants is already in place.
The center occupies a hard corner along Brownsville Road in South Park, PA, adjacent to the South Hills light rail trolley terminal. This setting provides direct proximity to rail transportation and establishes a defined commercial presence along the corridor. A diversified mix of retail tenants is already in place.
Key Highlights
- 15,018 SF neighborhood retail center
- Eight retail suites in a multi‑tenant configuration
- Additional 16,500 SF available in the lower level
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
$175,035
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
5.83%
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%
$3,500,700
$3.5M
Cap Rate 7%
$2,500,500
$2.5M
Cap Rate 9%
$1,944,833
$1.9M
Market Conditions
NOI Build-Up for 15,018 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
$270.3K $18.00/SF
− Vacancy
−$20.3K −$1.35/SF
EGI
$250.0K $16.65/SF
− OpEx
−$75.0K −$5.00/SF
NOI
$175.0K $11.66/SF
Area
Allegheny County, PA
Vacancy
7.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,500,700
Cap Rate 7%
$2,500,500
Cap Rate 9%
$1,944,833
Alternative Uses
Best Use
Retail
$2.50M
$2.19M – $2.92M
NOI $175,035 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.83M
$3.35M – $4.46M
NOI $267,772 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15129, PA
10,901
Population
4,759
Households
2.3
Avg Household Size
43
Median Age
42%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
1,416
Density / Sq Mi
$90,833
Median Household Income
$53,465
Median Earnings
$1,341
Median Rent
$236,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Redeveloped retail center with multiple suites, lower-level availability, and on-site parking near a light rail terminal.
Where is this shopping center located?
The property is located at 4112 Brownsville Road South Park, PA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 15,018 SF neighborhood retail center; Eight retail suites in a multi‑tenant configuration; Additional 16,500 SF available in the lower level
