Two-Story Office
For Sale
Contact for pricing
4212 Old William Penn Hwy, Murrysville, PA 15668
Two-story office building with separate utilities and exam-room layout suited to medical or med-spa use.
Property Size2,700 SF
Price / SF$200
Days on Market451
Property Features for 4212 Old William Penn Hwy
General Information
Standard status
Active
Size
2,700 SF
Property subtype
OFFICE
Additional Details
Traffic Count
6,000 vehicles/day
Building Details
Stories
2
Listing Agency:
BHHS - The Preferred Realty | Murrysville
(724) 327-0444
Listed By:
Lisa Petzel
(412) 260-5730
Source:
Moodyscre
Added: Jun 19, 2025
Changed: Aug 15
Last Checked: Sep 12 at 10:27AM
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 solid two-story office building is positioned as a suitable home for a medical practice, med-spa, or other office business. The first floor offers a large reception area, multiple exam rooms and office space, along with a kitchenette and two restrooms, including an ADA-accessible restroom. The second floor includes a waiting room, exam rooms/office space, plus a lab area and break room. Separate utilities serve each floor, and mechanical systems for the first floor are located in the basement, including the furnace and hot water heater. A new sewer line was completed last year.
The property is located in the heart of Murrysville along Old William Penn Highway, with over 70 feet of frontage and traffic reported at over 6,000 vehicles per day. It sits between Dick’s Diner and Mother of Sorrows Church. The building is currently leased to an allergy practice.
The available space is described as 1,450 square feet on the first floor and 1,250 square feet on the second floor, providing two distinct levels served by separate utilities.
The property is located in the heart of Murrysville along Old William Penn Highway, with over 70 feet of frontage and traffic reported at over 6,000 vehicles per day. It sits between Dick’s Diner and Mother of Sorrows Church. The building is currently leased to an allergy practice.
The available space is described as 1,450 square feet on the first floor and 1,250 square feet on the second floor, providing two distinct levels served by separate utilities.
Key Highlights
- Two‑story office building in Murrysville with 70+ ft frontage on Old William Penn Hwy; 6,000+ vehicles pass per day.
- Currently leased to an allergy practice with 1,450 SF on the first floor and 1,250 SF on the second floor.
- Separate utilities for each floor, supporting independent operation of first- and second‑floor spaces.
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
$34,491
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
6.39%
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%
$689,820
$689.8K
Cap Rate 7%
$492,729
$492.7K
Cap Rate 9%
$383,233
$383.2K
Market Conditions
NOI Build-Up for 2,700 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
$60.9K $22.56/SF
− Vacancy
−$14.9K −$5.53/SF
EGI
$46.0K $17.03/SF
− OpEx
−$11.5K −$4.26/SF
NOI
$34.5K $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%
$689,820
Cap Rate 7%
$492,729
Cap Rate 9%
$383,233
Alternative Uses
Best Use
Office B
$492.7K
$431.1K – $574.9K
NOI $34,491 @ 7.0% cap · market cap 6.39%
Second Best
Healthcare Medical
$453.9K
$397.2K – $529.6K
NOI $31,773 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$687.7K
$601.8K – $802.4K
NOI $48,141 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-story office building with separate utilities and exam-room layout suited to medical or med-spa use.
Where is this medical office space located?
The property is located at 4212 Old William Penn Hwy Murrysville, PA.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: Two‑story office building in Murrysville with 70+ ft frontage on Old William Penn Hwy; 6,000+ vehicles pass per day.; Currently leased to an allergy practice with 1,450 SF on the first floor and 1,250 SF on the second floor.; Separate utilities for each floor, supporting independent operation of first- and second‑floor spaces.
