Building Details

Year built 1992

Building materials Brick

Listing Agency: COLDWELL BANKER LAUREL RIDGE REALTY · Coldwell Banker Real Estate p***@coldwellbanker.com

Listed By: Paul Bortz · License #RM423147 Show Phone

Added: Sep 17, 2025 Changed: Oct 8 Last Checked: Oct 25 at 11:06PM

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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.

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Review the available facts, identify missing information and prepare questions for the agent.

What should I ask the agent before proceeding? What information is missing from this listing?

Investment Insights

Based on property information with market context.

The 10,000-square-foot office building was constructed in 1992 with brick materials. Building features include HVAC, a newer metal roof, a large parking area, and fenced storage. The property occupies 3.57 acres and is zoned Comm.

Located at 560 Circle Drive in Belle Vernon, the property has access to major highways. Landscaping surrounds the building, and it is currently leased to the Pennsylvania Department of General Services.

Key Highlights

• 10,000‑square‑foot brick office building
• 3.57‑acre property zoned Comm
• Leased to the Pennsylvania Department of General Services

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$127,746

Cap Rate

7.47%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,554,920 $2.6M

Cap Rate 7%

$1,824,943 $1.8M

Cap Rate 9%

$1,419,400 $1.4M

Is this asking price fair?

Market Conditions

NOI Build-Up for 10,000 SF

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 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 (±1% cap)

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 (±1% cap)

NOI $178,301 @ 7.0% cap · market cap 10.43%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Office buildings

Suggested Use

Top Pick Building Supply Dental Office Law Firm Hair Salon Nail Salon Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

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

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

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Frequently Asked Questions

What type of property is this?

Office building - The building is occupied under a lease with the Pennsylvania Department of General Services.

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; 3.57‑acre property zoned Comm; Leased to the Pennsylvania Department of General Services