Monroeville Mixed-Use Redevelopment
For Sale
$3,700,000
4755-4767 William Penn Hwy, Monroeville, PA 15146
For Sale or Lease | Owner-User, Investment or Redevelopment Opportunity
Property Size24,400 SF
Lot Size4.95 Acres
Price / SF$151.64
Days on Market611
Property Features for 4755-4767 William Penn Hwy
General Information
Standard status
Active
Property type
Other mixed-use properties, Restaurants, Other specialty properties, Mixed-use properties, Retail properties & Spaces, Specialty properties
Size
24,400 SF
Elevators
N/A
Lot size
4.95 Acres
Sale Condition
Redevelopment Project
Investment Type
Owner User
Building Details
Buildings
2
Units
2
Listed By:
Andreas Kamouyerou
(724) 825-0888
Added: Jan 29, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This 4.95-acre site in Monroeville, PA, offers a redevelopment or investment opportunity. The property includes a 23,500 square foot building and a 900 square foot restaurant building. A currently existing trailer park is easily removable, opening up further development potential. The site has high visibility on Route 22/William Penn Highway, with an average daily traffic count exceeding 47,000 vehicles. On-site parking accommodates approximately 110 vehicles, with room for expansion. The City of Monroeville has approved the vacation of a rear road, further enhancing the property's development potential. The property is zoned for mixed-use development. A significant expansion opportunity exists through the potential acquisition of an adjacent 63-acre parcel, owned by the seller, creating a truly massive development prospect.
Key Highlights
- Land area of about 4.95 acres but also could be combined with neighboring parcel of 63 acres
- 23,500 SF building with a 900 SF restaurant building
- Great visibility along Route 22/William Penn Hwy
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
$284,382
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
7.69%
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%
$5,687,640
$5.7M
Cap Rate 7%
$4,062,600
$4.1M
Cap Rate 9%
$3,159,800
$3.2M
Market Conditions
NOI Build-Up for 24,400 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
$439.2K $18.00/SF
− Vacancy
−$32.9K −$1.35/SF
EGI
$406.3K $16.65/SF
− OpEx
−$121.9K −$5.00/SF
NOI
$284.4K $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%
$5,687,640
Cap Rate 7%
$4,062,600
Cap Rate 9%
$3,159,800
Alternative Uses
Best Use
Retail
$4.06M
$3.55M – $4.74M
NOI $284,382 @ 7.0% cap · market cap 7.69%
Second Best
Mixed Use
$3.53M
$3.09M – $4.12M
NOI $247,050 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$6.22M
$5.44M – $7.25M
NOI $435,054 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,091
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 77%
Dining 23%
Dollar General
Shops & Services
13,663 visits/mo
0.2 miles
Aroma Joe's
Dining
4,120 visits/mo
0.3 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - For Sale or Lease | Owner-User, Investment or Redevelopment Opportunity
Where is this mixed-use property located?
The property is located at 4755-4767 William Penn Hwy Monroeville, PA.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: Land area of about 4.95 acres but also could be combined with neighboring parcel of 63 acres; 23,500 SF building with a 900 SF restaurant building; Great visibility along Route 22/William Penn Hwy
