Building Details

Year Renovated 2008

Tenancy Multi

Listing Agency: NAI Burns Scalo a***@svn.com Show Phone

Listed By: Andreas Kamouyerou · License #PA RS340004

Source: Crexi

Added: Jul 29 Changed: Aug 8 Last Checked: Aug 9 at 5:42AM

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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 15,018 SF neighborhood retail center with eight retail suites and a diverse tenant mix. The property was redeveloped in 2008, providing a modernized basis for its current retail configuration.

The center occupies the corner of Brownsville Road and is adjacent to the South Hills light rail trolley terminal. Its South Park Township location places the property within the South Hills market, with direct proximity to rail service and Brownsville Road access.

Key Highlights

• 15,018 SF neighborhood retail center
• Eight retail suites with a diverse tenant mix
• Redeveloped in 2008

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 (±1% cap)

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 (±1% cap)

NOI $267,772 @ 7.0% cap · market cap 8.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Shopping centers

Suggested Use

Top Pick Real Estate Agency Law Firm Hair Salon Spa & Massage Center Parking Lot & Garage Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

123

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

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Shopping center - Eight-suite retail property at a hard corner next to a light rail trolley terminal.

Where is this shopping center located?

The property is located at 4120 Brownsville Rd 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 with a diverse tenant mix; Redeveloped in 2008