Fully Renovated Corner Office
486 S Graham St Shadyside, PA 15232
486 S Graham St, Shadyside, PA, 15232
$2,800,000
For Sale
$2,800,000
Fully renovated multi-floor facility at a signalized corner with elevator service and parking for 10 vehicles.
Property Size16,000 SF
Price / SF$175
Days on Market51
Property Features for 486 S Graham St
General Information
- Standard status
- Active
- Size
- 16,000 SF
Listing agency
HOWARD HANNA LANGHOLZ WILSON ELLIS
(412) 261-2200
Listed by
Jay Phoebe · License #RS195720L
(412) 261-2200
Source
Exprealty
Added: Jun 2 Updated: Jul 22 at 12:29PM Checked: Jul 22 at 12:29PM
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 HOWARD HANNA LANGHOLZ WILSON ELLIS
Investment Insights
Based on property information with market context.
Located in the heart of Shadyside, this fully renovated 16,000-sf facility is positioned at a signalized corner of Centre and S. Graham. The building offers architectural character alongside flexible commercial functionality for office, creative retail, or specialty-use occupiers. Significant capital improvements have been completed, including the roof, electrical, HVAC, exterior cleaning, repointing, and upgrades tied to the overall refresh.
The property includes a parking lot for 10 vehicles and an elevator that services all three floors. Easy access is noted to UPMC and AHN Hospitals as well as CMU and the University of Pittsburgh, with retail located on Walnut Street.
The property includes a parking lot for 10 vehicles and an elevator that services all three floors. Easy access is noted to UPMC and AHN Hospitals as well as CMU and the University of Pittsburgh, with retail located on Walnut Street.
Key Highlights
- 16,000 SF fully renovated multi‑floor facility at the signalized corner of Centre and S. Graham in Shadyside
- Capital improvements totaling over $1.1 million, including roof, electrical, HVAC, exterior cleaning, and repointing
- Parking lot for 10 vehicles, plus an elevator that services all three floors
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $361.0k | $22.56 |
| − Vacancy | −$88.4k | −$5.53 |
| EGI | $272.5k | $17.03 |
| − OpEx | −$68.1k | −$4.26 |
| NOI | $204.4k | $12.77 |
16,000 SF · lease $22.56/SF/yr · vacancy 24.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$2.92M
$2.55M – $3.41M
NOI $204,394 @ 7.0% cap · market cap 7.30%
Second Best
Retail
$2.66M
$2.33M – $3.11M
NOI $186,480 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$5.10M
$4.46M – $5.94M
NOI $356,696 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Office building - Fully renovated multi-floor facility at a signalized corner with elevator service and parking for 10 vehicles.
Where is this office building located?
The property is located at 486 S Graham St Shadyside, PA.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 16,000 SF fully renovated multi‑floor facility at the signalized corner of Centre and S. Graham in Shadyside; Capital improvements totaling over $1.1 million, including roof, electrical, HVAC, exterior cleaning, and repointing; Parking lot for 10 vehicles, plus an elevator that services all three floors
