Brick Office Building with Fenced
For Sale
Under Contract
$1,710,000
560 Circle Drive, Belle Vernon, PA 15012
CommercialSale, Belle Vernon, PA
Property Size10,000 SF
Lot Size3.57 Acres
Price / SF$171
Days on Market353
Property Features for 560 Circle Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Comm
Zoning description
Comm
Directions
GPS
Subdivision
Belle Vernon - WML
Standard status
Active Under Contract
Lot size
3.57 Acres
Taxes and HOA fees
Tax Annual Amount
22468
Building Details
Year built
1992
Listing Agency:
COLDWELL BANKER LAUREL RIDGE REALTY · Coldwell Banker Real Estate
(724) 437-7100
Listed By:
Paul Bortz · License #RM423147
(724) 880-2983
Added: Sep 17, 2025
Changed: Sep 4
Last Checked: Sep 4 at 5:06PM
MLS# 1721499
Copyright © 2026 West Penn Multi List, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Constructed in 1992, this 10,000-square-foot office building occupies 3.57 acres and features brick construction, a newer metal roof, and HVAC. The property is currently leased to the Pennsylvania Department of General Services, providing an established occupancy profile for an office-focused buyer.
The site includes a large parking area, landscaped grounds, and a fenced storage area. Commercial zoning supports the property’s existing office use, while access to major highways adds regional connectivity. Located at 560 Circle Drive in Belle Vernon, the property combines a substantial office improvement with functional outdoor areas on a sizable parcel.
The site includes a large parking area, landscaped grounds, and a fenced storage area. Commercial zoning supports the property’s existing office use, while access to major highways adds regional connectivity. Located at 560 Circle Drive in Belle Vernon, the property combines a substantial office improvement with functional outdoor areas on a sizable parcel.
Key Highlights
- 10,000‑square‑foot brick office building constructed in 1992
- Currently leased to the PA Dept of General Services
- 3.57‑acre commercial parcel
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
$127,746
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
7.47%
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%
$2,554,920
$2.6M
Cap Rate 7%
$1,824,943
$1.8M
Cap Rate 9%
$1,419,400
$1.4M
Market Conditions
NOI Build-Up for 10,000 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
$225.6K $22.56/SF
− Vacancy
−$55.3K −$5.53/SF
EGI
$170.3K $17.03/SF
− OpEx
−$42.6K −$4.26/SF
NOI
$127.7K $12.77/SF
Area
Fayette 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%
$2,554,920
Cap Rate 7%
$1,824,943
Cap Rate 9%
$1,419,400
Alternative Uses
Best Use
Office B
$1.82M
$1.60M – $2.13M
NOI $127,746 @ 7.0% cap · market cap 7.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.55M
$2.23M – $2.97M
NOI $178,301 @ 7.0% cap · market cap 10.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
171
Businesses Nearby
Explore this area
Business Placement
Demographics for 15012, PA
15,756
Population
7,604
Households
2.1
Avg Household Size
46
Median Age
28%
College-Educated
93%
High-School Grad
34.1 sq mi
ZIP Area
462
Density / Sq Mi
$61,903
Median Household Income
$49,645
Median Earnings
$814
Median Rent
$187,500
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 - Landscaped commercial setting with on-site parking and convenient access to major highways.
Where is this office building located?
The property is located at 560 Circle Drive Belle Vernon, PA.
What is the asking price?
The asking price for this property is $1,710,000.
What are key features of this property?
This property features: 10,000‑square‑foot brick office building constructed in 1992; Currently leased to the PA Dept of General Services; 3.57‑acre commercial parcel
