Mixed-Use Building with
For Sale
$259,900
626-628 Pittsburgh St, Springdale, PA 15144
CommercialSale, Springdale, PA
Property Size2,880 SF
Lot Size0.11 Acres
Price / SF$90.24
Days on Market86
Property Features for 626-628 Pittsburgh St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comme
Zoning description
comme
Directions
Use GPS
Subdivision
Springdale Boro
Standard status
Active
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2645
Listing Agency:
COLDWELL BANKER REALTY · Coldwell Banker Real Estate
(412) 963-7655
Listed By:
Robert Strohm · License #RS189629
(412) 963-7655
Added: Jun 5
Changed: Aug 26
Last Checked: Aug 29 at 7:06AM
MLS# 1758501
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 mixed-use property contains approximately 2,880 square feet across a commercial first floor and two apartments above. The ground-level space is rented, while the upper residential units each include one refrigerator and one range. A full basement provides additional lower-level space.
The property includes 0.1095 acres and covers 626–628 Pittsburgh St in Springdale, Pennsylvania. Its configuration combines commercial and residential components within a single building, with the two apartments positioned above the storefront-level space.
The property includes 0.1095 acres and covers 626–628 Pittsburgh St in Springdale, Pennsylvania. Its configuration combines commercial and residential components within a single building, with the two apartments positioned above the storefront-level space.
Key Highlights
- Approximately 2,880 square feet of mixed‑use building area
- Commercial first floor is rented
- Two apartments located above the commercial level
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
$22,406
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
8.62%
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%
$448,120
$448.1K
Cap Rate 7%
$320,086
$320.1K
Cap Rate 9%
$248,956
$249.0K
Market Conditions
NOI Build-Up for 2,880 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
$43.2K $15.00/SF
− Vacancy
−$2.5K −$0.86/SF
EGI
$40.7K $14.15/SF
− OpEx
−$18.3K −$6.37/SF
NOI
$22.4K $7.78/SF
Area
Allegheny County, PA
Vacancy
5.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
45.00%
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%
$448,120
Cap Rate 7%
$320,086
Cap Rate 9%
$248,956
Alternative Uses
Best Use
Retail
$479.5K
$419.6K – $559.4K
NOI $33,566 @ 7.0% cap · market cap 12.91%
Second Best
Mixed Use
$416.6K
$364.5K – $486.0K
NOI $29,160 @ 7.0% cap · market cap 11.22%
Theoretical Best
Office A
$733.6K
$641.9K – $855.9K
NOI $51,351 @ 7.0% cap · market cap 19.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Explore this area
Business Placement
Demographics for 15144, PA
3,998
Population
2,065
Households
1.9
Avg Household Size
46
Median Age
28%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
1,904
Density / Sq Mi
$58,925
Median Household Income
$43,059
Median Earnings
$906
Median Rent
$140,100
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?
Mixed-use property - Two upstairs apartments complement a rented commercial level and full basement.
Where is this mixed-use property located?
The property is located at 626-628 Pittsburgh St Springdale, PA.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Approximately 2,880 square feet of mixed‑use building area; Commercial first floor is rented; Two apartments located above the commercial level
