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    502 South 2nd Street, Saint Clair, PA 17970

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    Office building for sale, 11200 square feet.

    Type:OFFICE
    Property size:
    11,200 SF
    Price / SF:
    $164/SF
    Added:
    Apr 28, 2026
    Days on Market:
    26
    Last Refresh:
    May 8 at 3:33 am

    Property Features for 502 South 2nd Street

    General Information

    Standard status
    Active
    Size
    11,200 SF
    Property subtype
    OFFICE

    We can help!

    Listing Contact
    Michael Moreno
    Michael Moreno

    Listing agent Michael Moreno

    Listing office Matthews Real Estate Investments Services | New York

    Listing date Apr 28, 2026

    Source Moodyscre

    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 Matthews Real Estate Investments Services | New York

    HighLights

    • Merger with Jefferson Health creates a major regional academic health system.
    • Lehigh Valley Health Network is a high‑caliber operator.
    • The health system serves Pennsylvania and New Jersey.
    • The system includes 32 hospitals.
    • The system has over 700 care sites.
    • The system employs approximately 62,000 employees.

    Overview

    The property is an office building with a size of 11200 square feet. On August 1st, 2024, Lehigh Valley Health Network completed its merger with Jefferson Health, forming a major regional academic health system serving Pennsylvania and New Jersey, creating a system with 32 hospitals, over 700 care sites, and approximately 62,000 employees.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.59M
    NOI $143,076 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.04M
    NOI $143,076 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.86M
    NOI $143,076 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $252.7k $22.56
    − Vacancy −$61.9k −$5.53
    EGI $190.8k $17.03
    − OpEx −$47.7k −$4.26
    NOI $143.1k $12.77
    11,200 SF · lease $22.56/SF/yr · vacancy 24.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $2.04M
    $1.79M – $2.38M (±1% cap)
    NOI $143,076 @ 7.0% cap · market cap 7.79%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.57M
    $3.12M – $4.16M (±1% cap)
    NOI $249,687 @ 7.0% cap · market cap 13.59%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saint Clair
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -79.90127
    Latitude
    40.490417

    Nearby Similar for Sale

    • $250,000
      2,279 SF

      Renovated Duplex with Historic Charm

      Meticulously renovated duplex blending historic charm with modern luxury.
      331 South 2nd Street, St. Clair, PA 17970
      View Details
    • $1,836,800
      11,200 SF

      Jefferson Health MOB For Sale

      NNN leased medical office building with corporate guarantee.
      502 S 2nd St, Saint Clair, PA 17970
      View Details

    FAQs

    What type of property is this?
    Office building - Office building for sale, 11200 square feet.
    Where is this office building located?
    The property is located at 502 South 2nd Street Saint Clair, PA.
    What is the asking price?
    The asking price for this property is $1,836,800.
    What are key features of this property?
    This property features: Merger with Jefferson Health creates a major regional academic health system.; Lehigh Valley Health Network is a high‑caliber operator.; The health system serves Pennsylvania and New Jersey.
    (818) 522-4497 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Michael Moreno
    Michael Moreno
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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