Office
For Sale
Contact for pricing
502 South 2nd Street, Saint Clair, PA 17970
Office building for sale at 502 South 2nd Street in Saint Clair, PA.
Property Size11,200 SF
Price / SF$164
Days on Market139
Property Features for 502 South 2nd Street
General Information
Standard status
Active
Size
11,200 SF
Property subtype
OFFICE
Listing Agency:
Matthews Real Estate Investments Services | New York
(866) 889-0550
Listed By:
Michael Moreno · License #01982943(CA)
(818) 522-4497
Source:
Moodyscre
Added: Apr 28
Changed: Aug 15
Last Checked: Sep 13 at 7:06AM
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
Investment Insights
Based on property information with market context.
This office building is offered for sale. The property contains 11,200 square feet and is suited for a tenant seeking dedicated office space within a single building footprint.
The address is 502 South 2nd Street, Saint Clair, PA 17970, providing a straightforward location for office operations. Any buyer or tenant can evaluate the layout and configuration onsite to determine how the space can best support their business needs.
The address is 502 South 2nd Street, Saint Clair, PA 17970, providing a straightforward location for office operations. Any buyer or tenant can evaluate the layout and configuration onsite to determine how the space can best support their business needs.
Key Highlights
- 11,200 SF office building
- For sale
- 502 South 2nd Street, Saint Clair, PA 17970
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
$143,076
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
7.79%
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%
$2,861,520
$2.9M
Cap Rate 7%
$2,043,943
$2.0M
Cap Rate 9%
$1,589,733
$1.6M
Market Conditions
NOI Build-Up for 11,200 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
$252.7K $22.56/SF
− Vacancy
−$61.9K −$5.53/SF
EGI
$190.8K $17.03/SF
− OpEx
−$47.7K −$4.26/SF
NOI
$143.1K $12.77/SF
Area
Pittsburgh, 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%
$2,861,520
Cap Rate 7%
$2,043,943
Cap Rate 9%
$1,589,733
Alternative Uses
Best Use
Office B
$2.04M
$1.79M – $2.38M
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
NOI $249,687 @ 7.0% cap · market cap 13.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,230
Businesses Nearby
Explore this area
Business Placement
Demographics for 17970, PA
2,949
Population
1,831
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
94%
High-School Grad
1.3 sq mi
ZIP Area
2,268
Density / Sq Mi
$61,726
Median Household Income
$37,063
Median Earnings
$887
Median Rent
$71,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Office building for sale at 502 South 2nd Street in Saint Clair, PA.
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: 11,200 SF office building; For sale; 502 South 2nd Street, Saint Clair, PA 17970
