Duplex with Private
For Sale
$550,000
Pending
5972 Alder St, Shadyside, PA 15232
Two-unit duplex offers separate one- and three-bedroom layouts, each with its own laundry setup.
Property Size2,315 SF
Days on Market56
Property Features for 5972 Alder St
General Information
Standard status
Pending
Size
2,315 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,993
Building Details
Tenancy
Multi
Listing Agency:
HOWARD HANNA REAL ESTATE SERVICES
(412) 421-9120
Listed By:
Taylor Drawbaugh · License #RS346916
(412) 421-9120
Source:
Exprealty
Added: Jun 29
Changed: Aug 23
Last Checked: Aug 9 at 8:11AM
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 duplex features two separate residential units. Unit #1 is a one-bedroom, one-full-bath apartment with a fully equipped kitchen and its own laundry. Unit #2 provides three bedrooms and two full bathrooms with its own laundry, and includes modern updates while maintaining home character.
The property is located within walking distance to S. Highland St, Walnut St, and Bakery Square.
The flexible layout allows for continued duplex use, or for conversion to a single-family home by removing the wall separating the units.
The property is located within walking distance to S. Highland St, Walnut St, and Bakery Square.
The flexible layout allows for continued duplex use, or for conversion to a single-family home by removing the wall separating the units.
Key Highlights
- Two‑unit duplex with separate one- and three‑bedroom layouts
- Unit #1: 1 bed, 1 full bath, fully equipped kitchen, roughly 815 sq. ft., and its own laundry
- Unit #2: roughly 1,500 sq. ft., 3 bedrooms, 2 full bathrooms, and its own laundry
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
$26,364
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
4.79%
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%
$527,280
$527.3K
Cap Rate 7%
$376,629
$376.6K
Cap Rate 9%
$292,933
$292.9K
Market Conditions
NOI Build-Up for 2,315 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
$40.3K $17.40/SF
− Vacancy
−$2.6K −$1.13/SF
EGI
$37.7K $16.27/SF
− OpEx
−$11.3K −$4.88/SF
NOI
$26.4K $11.39/SF
Area
Pittsburgh, PA
Vacancy
6.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$527,280
Cap Rate 7%
$376,629
Cap Rate 9%
$292,933
Alternative Uses
Best Use
Multifamily LT 5
$376.6K
$329.6K – $439.4K
NOI $26,364 @ 7.0% cap · market cap 4.79%
Second Best
Apartment 5plus
$348.8K
$305.2K – $406.9K
NOI $24,416 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$737.3K
$645.1K – $860.2K
NOI $51,609 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,463
Businesses Nearby
Explore this area
Business Placement
Demographics for 15232, PA
12,042
Population
6,740
Households
1.8
Avg Household Size
29
Median Age
81%
College-Educated
99%
High-School Grad
0.8 sq mi
ZIP Area
15,053
Density / Sq Mi
$66,139
Median Household Income
$40,158
Median Earnings
$1,388
Median Rent
$522,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex offers separate one- and three-bedroom layouts, each with its own laundry setup.
Where is this duplex located?
The property is located at 5972 Alder St Shadyside, PA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑unit duplex with separate one- and three‑bedroom layouts; Unit #1: 1 bed, 1 full bath, fully equipped kitchen, roughly 815 sq. ft., and its own laundry; Unit #2: roughly 1,500 sq. ft., 3 bedrooms, 2 full bathrooms, and its own laundry
