Mixed-Use Office and Residential
For Sale
$300,000
614 Main St, Bentleyville, PA 15314
Brick commercial building with main-level dental-style exam rooms and private-access upper rooms suitable for residential or office use.
Property Size1,880 SF
Price / SF$159.57
Days on Market306
Property Features for 614 Main St
General Information
Standard status
Active
Size
1,880 SF
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,381
Building Details
Construction
brick
Listing Agency:
BERKSHIRE HATHAWAY THE PREFERRED REALTY
Listed By:
Bonnie Loya · License #AB067986
(724) 941-3340
Source:
Exprealty
Added: Nov 4, 2025
Changed: Sep 2
Last Checked: Sep 5 at 12:32PM
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 BERKSHIRE HATHAWAY THE PREFERRED REALTY
Investment Insights
Based on property information with market context.
614 Main Street is a well-maintained brick commercial building previously used as a dental office. The main level features a reception area, multiple offices, exam rooms, and a kitchenette, and the upper floor includes spacious rooms that can support residential or additional office use with private access. The property has been updated with a new roof, a modern furnace, and serviced mechanical systems.
The building is served by public water and sewer and includes natural gas and electric utilities. Convenient parking is available behind the building, and the property is zoned for both commercial and residential use.
With its two-level layout and practical site amenities, this property is suited for professional practice, a live/work setup, or other mixed-use configurations within its zoning allowances.
The building is served by public water and sewer and includes natural gas and electric utilities. Convenient parking is available behind the building, and the property is zoned for both commercial and residential use.
With its two-level layout and practical site amenities, this property is suited for professional practice, a live/work setup, or other mixed-use configurations within its zoning allowances.
Key Highlights
- 1,880‑sq‑ft brick commercial building previously used as a dental office
- Main level features reception area, multiple offices, exam rooms, and a kitchenette
- Upper floor has spacious rooms with private access for residential or additional office use
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
$24,016
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
8.01%
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%
$480,320
$480.3K
Cap Rate 7%
$343,086
$343.1K
Cap Rate 9%
$266,844
$266.8K
Market Conditions
NOI Build-Up for 1,880 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
$42.4K $22.56/SF
− Vacancy
−$10.4K −$5.53/SF
EGI
$32.0K $17.03/SF
− OpEx
−$8.0K −$4.26/SF
NOI
$24.0K $12.77/SF
Area
Washington 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%
$480,320
Cap Rate 7%
$343,086
Cap Rate 9%
$266,844
Alternative Uses
Best Use
Healthcare Medical
$477.0K
$417.4K – $556.5K
NOI $33,390 @ 7.0% cap · market cap 11.13%
Second Best
Office B
$343.1K
$300.2K – $400.3K
NOI $24,016 @ 7.0% cap · market cap 8.01%
Theoretical Best
Specialty Retail
$579.3K
$506.9K – $675.8K
NOI $40,550 @ 7.0% cap · market cap 13.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
Demographics for 15314, PA
3,515
Population
1,576
Households
2.2
Avg Household Size
45
Median Age
18%
College-Educated
90%
High-School Grad
17.0 sq mi
ZIP Area
207
Density / Sq Mi
$61,895
Median Household Income
$41,417
Median Earnings
$621
Median Rent
$164,700
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?
Live-work space - Brick commercial building with main-level dental-style exam rooms and private-access upper rooms suitable for residential or office use.
Where is this live-work space located?
The property is located at 614 Main St Bentleyville, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,880‑sq‑ft brick commercial building previously used as a dental office; Main level features reception area, multiple offices, exam rooms, and a kitchenette; Upper floor has spacious rooms with private access for residential or additional office use
