Mixed-Use Building with Brewery
For Sale
$799,000
609 Ann St, Homestead, PA 15120
Updated apartments complement an ADA-accessible restaurant and brewery buildout with basement storage and outdoor patio space.
Property Size5,500 SF
Price / SF$145.27
Days on Market190
Property Features for 609 Ann St
General Information
Standard status
Active
Size
5,500 SF
Property Condition
Severity
Repairs Needed
Evidence
needs the final finishes
Additional Details
Patio
Yes
Taxes and HOA fees
Annual Taxes
$4,860
Amenities
full basement for storage
ADA accessible
Building Details
Buildings
1
Listing Agency:
LIFESPACE REAL ESTATE
(412) 361-0194
Listed By:
Teena Custer
(412) 361-0194
Source:
Exprealty
Added: Feb 21
Changed: Aug 30
Last Checked: Aug 30 at 5:43AM
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 LIFESPACE REAL ESTATE
Investment Insights
Based on property information with market context.
This mixed-use building combines three updated, occupied apartments with a commercial restaurant and brewery area designed for a tap room and kitchen. The property contains approximately 5,500 square feet overall, including a 3,000-square-foot commercial space, a full basement for storage, and 500 square feet of outdoor area with a renovated patio. New mechanical, electrical, and plumbing systems are in place, and the commercial area is ADA accessible and occupancy-permit ready, subject to final finishes.
The property is located in the Homestead business district, just across the train tracks from the Homestead Waterfront. Public parking is available next to the lot. Existing residential occupancy provides a $2,400 monthly rent roll, while the building also includes space associated with a small brewery tenant.
The property is located in the Homestead business district, just across the train tracks from the Homestead Waterfront. Public parking is available next to the lot. Existing residential occupancy provides a $2,400 monthly rent roll, while the building also includes space associated with a small brewery tenant.
Key Highlights
- Approximately 5,500 SF mixed‑use building with 3,000 SF commercial restaurant and brewery space
- Three updated and occupied apartments producing a $2,400 monthly rent roll
- Commercial area designed for a tap room and kitchen; final finishes remain
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
$55,688
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
6.97%
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%
$1,113,760
$1.1M
Cap Rate 7%
$795,543
$795.5K
Cap Rate 9%
$618,756
$618.8K
Market Conditions
NOI Build-Up for 5,500 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
$99.0K $18.00/SF
− Vacancy
−$9.9K −$1.80/SF
EGI
$89.1K $16.20/SF
− OpEx
−$33.4K −$6.07/SF
NOI
$55.7K $10.13/SF
Area
Allegheny County, PA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,113,760
Cap Rate 7%
$795,543
Cap Rate 9%
$618,756
Alternative Uses
Best Use
Mixed Use
$795.5K
$696.1K – $928.1K
NOI $55,688 @ 7.0% cap · market cap 6.97%
Second Best
Specialty Retail
$779.3K
$681.9K – $909.2K
NOI $54,549 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$1.40M
$1.23M – $1.63M
NOI $98,065 @ 7.0% cap · market cap 12.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 15120, PA
17,950
Population
9,514
Households
1.9
Avg Household Size
44
Median Age
27%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
3,819
Density / Sq Mi
$55,205
Median Household Income
$44,943
Median Earnings
$835
Median Rent
$118,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Updated apartments complement an ADA-accessible restaurant and brewery buildout with basement storage and outdoor patio space.
Where is this mixed-use property located?
The property is located at 609 Ann St Homestead, PA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Approximately 5,500 SF mixed‑use building with 3,000 SF commercial restaurant and brewery space; Three updated and occupied apartments producing a $2,400 monthly rent roll; Commercial area designed for a tap room and kitchen; final finishes remain
