Mixed-Use Office and Residential
For Sale
$475,000
525 Allegheny River Blvd, Verona, PA 15147
A fully rented first-floor office with meeting space plus four one-bedroom apartments, each with central air and separate utilities.
Property Size1,800 SF
Price / SF$263.89
Days on Market108
Property Features for 525 Allegheny River Blvd
General Information
Standard status
Active
Size
1,800 SF
Total Parking Spaces
10
Occupancy
100%
Units
Multifamily Units
4
Office Units
1
Building Details
Stories
2
Tenancy
Single
Listing Agency:
HOWARD HANNA REAL ESTATE SERVICES
(412) 421-9120
Listed By:
Reena Blumberger
(412) 421-9120
Source:
Exprealty
Added: Apr 24
Changed: Jul 10
Last Checked: Aug 8 at 9:27AM
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 REAL ESTATE SERVICES
Investment Insights
Based on property information with market context.
This mixed-use quadplex includes a first-floor office space designed for business use, featuring a spacious open layout, a private meeting or conference room, and two restrooms. The upstairs level provides four one-bedroom, one-bathroom apartments with modern kitchens. Units are equipped with central air, and each apartment has separate utilities. Off-street parking is provided with 10 spaces.
The property is offered for sale and is currently fully rented with 100% occupancy. The first-floor space is under lease, and the four upstairs apartments have individual long-term leases. The provided lease figures are $2,100 for the first-floor office and $865, $845, and $875 for the three listed upstairs units, with the remaining long-term lease noted as $600.
For tenants, this configuration supports a live-work or client-visit model by combining an office with dedicated apartment units on the same property. For buyers, the structure offers straightforward operational separation between the office level and the four residential apartments, along with ample off-street parking for occupants and visitors.
The property is offered for sale and is currently fully rented with 100% occupancy. The first-floor space is under lease, and the four upstairs apartments have individual long-term leases. The provided lease figures are $2,100 for the first-floor office and $865, $845, and $875 for the three listed upstairs units, with the remaining long-term lease noted as $600.
For tenants, this configuration supports a live-work or client-visit model by combining an office with dedicated apartment units on the same property. For buyers, the structure offers straightforward operational separation between the office level and the four residential apartments, along with ample off-street parking for occupants and visitors.
Key Highlights
- Fully rented with 100% occupancy and all units currently leased
- First floor offers an approx. 1,800 sq ft open office layout with private meeting/conference room and two restrooms
- Upstairs features four 1BD/1BA apartments with modern kitchens
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
$22,994
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
4.84%
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%
$459,880
$459.9K
Cap Rate 7%
$328,486
$328.5K
Cap Rate 9%
$255,489
$255.5K
Market Conditions
NOI Build-Up for 1,800 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
$40.6K $22.56/SF
− Vacancy
−$9.9K −$5.53/SF
EGI
$30.7K $17.03/SF
− OpEx
−$7.7K −$4.26/SF
NOI
$23.0K $12.77/SF
Area
Allegheny 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%
$459,880
Cap Rate 7%
$328,486
Cap Rate 9%
$255,489
Alternative Uses
Best Use
Office B
$328.5K
$287.4K – $383.2K
NOI $22,994 @ 7.0% cap · market cap 4.84%
Second Best
Multifamily LT 5
$218.6K
$191.3K – $255.0K
NOI $15,302 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$458.5K
$401.2K – $534.9K
NOI $32,094 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
4
Residential units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Explore this area
Business Placement
Demographics for 15147, PA
16,356
Population
8,593
Households
1.9
Avg Household Size
48
Median Age
31%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
1,636
Density / Sq Mi
$64,532
Median Household Income
$41,162
Median Earnings
$1,010
Median Rent
$135,800
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?
Quadplex - A fully rented first-floor office with meeting space plus four one-bedroom apartments, each with central air and separate utilities.
Where is this quadplex located?
The property is located at 525 Allegheny River Blvd Verona, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Fully rented with 100% occupancy and all units currently leased; First floor offers an approx. 1,800 sq ft open office layout with private meeting/conference room and two restrooms; Upstairs features four 1BD/1BA apartments with modern kitchens
