Cranberry Three-Story Office
For Sale
$3,950,000
518 Myoma Rd, Mars, PA 16046
Three-story office building in Cranberry, constructed in 2011.
Property Size16,869 SF
Lot Size2.06 Acres
Price / SF$234.16
Days on Market194
Property Features for 518 Myoma Rd
General Information
Standard status
Active
Size
16,869 SF
Lot size
2.06 Acres
Taxes and HOA fees
Annual Taxes
$15,985
Listing Agency:
CENTURY 21 FRONTIER REALTY
(724) 940-7500
Listed By:
Nicolas Supik · License #RS195720L
(724) 940-7500
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 8 at 6:04AM
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 CENTURY 21 FRONTIER REALTY
Investment Insights
Based on property information with market context.
Located in the heart of Cranberry, this three-story office building was constructed in 2011. The building has a gross square footage of approximately 16,869. Situated on 2.06 acres, the property includes a 62-vehicle parking lot. The building features a standing metal seam roof, an elevator, and a sprinkler system, and is ADA compliant. The property has long-term existing tenants, with one space of approximately 2,800 square feet currently available for lease, presenting an owner/user opportunity. It offers easy access to Route 228, I-79, and the Pennsylvania Turnpike.
Key Highlights
- Great Owner/User Opportunity with existing long‑term tenants providing income.
- Easy access to Route 228, I‑79, and PA Turnpike.
- +/- 16,869 GSF three‑story office building constructed in 2011.
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
$215,495
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
5.46%
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%
$4,309,900
$4.3M
Cap Rate 7%
$3,078,500
$3.1M
Cap Rate 9%
$2,394,389
$2.4M
Market Conditions
NOI Build-Up for 16,869 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
$380.6K $22.56/SF
− Vacancy
−$93.2K −$5.53/SF
EGI
$287.3K $17.03/SF
− OpEx
−$71.8K −$4.26/SF
NOI
$215.5K $12.77/SF
Area
Butler 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%
$4,309,900
Cap Rate 7%
$3,078,500
Cap Rate 9%
$2,394,389
Alternative Uses
Best Use
Office B
$3.08M
$2.69M – $3.59M
NOI $215,495 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.30M
$3.76M – $5.01M
NOI $300,776 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 16046, PA
19,257
Population
7,430
Households
2.6
Avg Household Size
40
Median Age
68%
College-Educated
99%
High-School Grad
22.8 sq mi
ZIP Area
845
Density / Sq Mi
$143,987
Median Household Income
$74,861
Median Earnings
$1,713
Median Rent
$481,400
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 building - Three-story office building in Cranberry, constructed in 2011.
Where is this office building located?
The property is located at 518 Myoma Rd Mars, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Great Owner/User Opportunity with existing long‑term tenants providing income.; Easy access to Route 228, I‑79, and PA Turnpike.; +/- 16,869 GSF three‑story office building constructed in 2011.
