Multi-Suite Office
New
For Sale
$799,000
621 N 4TH STREET, Jeannette, PA 15644
CommercialSale, Jeannette, PA
Property Size5,500 SF
Lot Size0.53 Acres
Price / SF$145.27
Days on Market2
Property Features for 621 N 4TH STREET
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C
Zoning description
C
Parking
25
Directions
GPS IS ACCURATE
Subdivision
Jeannette
Standard status
Active
Lot size
0.53 Acres
Taxes and HOA fees
Tax Annual Amount
8140
Building Details
Year built
2006
Listing Agency:
REALTY ONE GROUP GOLD STANDARD
(724) 941-1427
Listed By:
Steve Limani
(724) 941-1427
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 8:06PM
MLS# 1772350
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.
This approximately 5,500-square-foot office building contains four separate suites arranged across two levels. Two upper-level suites are tenant occupied, while the other spaces can support additional leasing or owner occupancy. The building has undergone extensive updates, including a newer roof, updated HVAC systems, and renovated office interiors. Each suite has separate utilities and flexible layouts suited to office, professional, wellness, or service-oriented operations.
The property occupies approximately 0.525 acres at 621 N 4th Street in Jeannette, Pennsylvania, with on-site parking and a highly visible setting. Constructed in 2006, the building is located near area employers and businesses in Westmoreland County. C zoning provides the stated land-use designation for the property.
The property occupies approximately 0.525 acres at 621 N 4th Street in Jeannette, Pennsylvania, with on-site parking and a highly visible setting. Constructed in 2006, the building is located near area employers and businesses in Westmoreland County. C zoning provides the stated land-use designation for the property.
Key Highlights
- Approximately 5,500‑square‑foot office building with four separate suites
- Two upper‑level suites are currently tenant occupied
- Approximately 0.525 acres with ample on‑site parking
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
$70,260
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
8.79%
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%
$1,405,200
$1.4M
Cap Rate 7%
$1,003,714
$1.0M
Cap Rate 9%
$780,667
$780.7K
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
$124.1K $22.56/SF
− Vacancy
−$30.4K −$5.53/SF
EGI
$93.7K $17.03/SF
− OpEx
−$23.4K −$4.26/SF
NOI
$70.3K $12.77/SF
Area
Westmoreland 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%
$1,405,200
Cap Rate 7%
$1,003,714
Cap Rate 9%
$780,667
Alternative Uses
Best Use
Office B
$1.00M
$878.3K – $1.17M
NOI $70,260 @ 7.0% cap · market cap 8.79%
Second Best
—
—
no second resolved use
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
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 15644, PA
18,320
Population
9,272
Households
2
Avg Household Size
46
Median Age
28%
College-Educated
96%
High-School Grad
22.1 sq mi
ZIP Area
829
Density / Sq Mi
$64,555
Median Household Income
$41,416
Median Earnings
$860
Median Rent
$160,100
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 - Updated office property with separate utilities, on-site parking, and flexible space for tenants or owner occupancy.
Where is this office building located?
The property is located at 621 N 4TH STREET Jeannette, 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‑square‑foot office building with four separate suites; Two upper‑level suites are currently tenant occupied; Approximately 0.525 acres with ample on‑site parking
