Monroeville Commercial Space For
For Sale
$665,000
4351 Old William Penn Hwy, Monroeville, PA 15146
High-visibility commercial space in a sought-after Monroeville location.
Property Size3,200 SF
Lot Size1.90 Acres
Price / SF$207.81
Days on Market210
Property Features for 4351 Old William Penn Hwy
General Information
Standard status
Active
Size
3,200 SF
Lot size
1.90 Acres
Taxes and HOA fees
Annual Taxes
$7,801
Listing Agency:
WEINER REAL ESTATE
(412) 373-8900
Listed By:
Jeff Weiner · License #RM045919A
(412) 373-8900
Source:
Exprealty
Added: Jan 26
Changed: Aug 23
Last Checked: Aug 23 at 3:04AM
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 WEINER REAL ESTATE
Investment Insights
Based on property information with market context.
This commercial property is located in a high-traffic area of Monroeville. The property offers 3200 square feet of space across two levels. The layout includes multiple rooms, two reception areas, and an open work area. The interior features approximately 18 ft. vaulted ceilings and skylights. A kitchenette is located on the main level, and two bathrooms are on the lower level. The property includes over 30 parking spaces, plus a two-car detached garage. It is located minutes from Business Route 22, Route 48, the Parkway East, PA Turnpike, and Golden Mile Highway. The property is suited for salons, spas, medical offices, professional offices, or retail businesses.
Key Highlights
- High‑visibility location in a sought‑after Monroeville area with high traffic.
- 3200 sq ft of well‑maintained space across two levels suitable for various business types (salon, spa, medical, retail, etc.).
- Ample parking with over 30 spaces, plus a two‑car detached garage.
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
$40,879
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
6.15%
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%
$817,580
$817.6K
Cap Rate 7%
$583,986
$584.0K
Cap Rate 9%
$454,211
$454.2K
Market Conditions
NOI Build-Up for 3,200 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
$72.2K $22.56/SF
− Vacancy
−$17.7K −$5.53/SF
EGI
$54.5K $17.03/SF
− OpEx
−$13.6K −$4.26/SF
NOI
$40.9K $12.77/SF
Area
Allegheny 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%
$817,580
Cap Rate 7%
$583,986
Cap Rate 9%
$454,211
Alternative Uses
Best Use
Office B
$584.0K
$511.0K – $681.3K
NOI $40,879 @ 7.0% cap · market cap 6.15%
Second Best
Retail
$532.8K
$466.2K – $621.6K
NOI $37,296 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$815.1K
$713.2K – $950.9K
NOI $57,056 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,271
Businesses Nearby
Explore this area
Business Placement
Demographics for 15146, PA
28,672
Population
13,508
Households
2.1
Avg Household Size
46
Median Age
46%
College-Educated
97%
High-School Grad
19.6 sq mi
ZIP Area
1,463
Density / Sq Mi
$78,295
Median Household Income
$48,073
Median Earnings
$1,163
Median Rent
$197,500
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 - High-visibility commercial space in a sought-after Monroeville location.
Where is this office units located?
The property is located at 4351 Old William Penn Hwy Monroeville, PA.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: High‑visibility location in a sought‑after Monroeville area with high traffic.; 3200 sq ft of well‑maintained space across two levels suitable for various business types (salon, spa, medical, retail, etc.).; Ample parking with over 30 spaces, plus a two‑car detached garage.
