Mixed-Use Residential Income
For Sale
Contact for pricing
700 5th St Ave, East McKeesport, PA 15035
Acquire a portfolio of 11 residential units and a vacant mixed-use building for commercial lease-up.
Property Size14,500 SF
Price / SF$101.72
Days on Market65
Property Features for 700 5th St Ave
General Information
Standard status
Active
Size
14,500 SF
Class
B
Property subtype
Multifamily, Mixed Use
Zoning
Residential / Mixed-Use
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$113,860
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
11
Building Details
Buildings
11
Units
11
Tenancy
Multi
Listing Agency:
REAL of Pennsylvania
(412) 999-0722
Listed By:
Jim Schons · License #PA AB069407
Source:
Crexi
Added: Jun 13
Changed: Aug 14
Last Checked: Aug 16 at 12:26AM
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 REAL of Pennsylvania
Investment Insights
Based on property information with market context.
This for-sale portfolio includes 11 residential income-producing units plus a vacant 4,900 SF mixed-use commercial building. The asset is presented as a single transaction across five Allegheny County communities, totaling 11 parcels. The portfolio is currently 100% residential occupied and generates $145,500 in gross annual rental income, with the additional commercial space identified for lease-up at 500 Saint Clair Ave.
The residences and commercial component are spread across Wilkinsburg, Pitcairn, Wilmerding, East McKeesport, and Clairton, providing geographic diversification across multiple municipalities within Allegheny County. The portfolio’s markets are described as benefitting from proximity to Pittsburgh employment corridors and access to I-376 / Route 30, with Downtown Pittsburgh noted as reachable within about 20 minutes.
For investors or owner-operators looking for a mixed residential and commercial setup, this package offers in-place residential revenue alongside an opportunity to add income through leasing the currently vacant mixed-use building. The portfolio’s structure—11 units with full occupancy plus an additional commercial asset—may appeal to buyers seeking a straightforward operating plan centered on maintaining residential performance while advancing commercial tenancy at the identified address.
The residences and commercial component are spread across Wilkinsburg, Pitcairn, Wilmerding, East McKeesport, and Clairton, providing geographic diversification across multiple municipalities within Allegheny County. The portfolio’s markets are described as benefitting from proximity to Pittsburgh employment corridors and access to I-376 / Route 30, with Downtown Pittsburgh noted as reachable within about 20 minutes.
For investors or owner-operators looking for a mixed residential and commercial setup, this package offers in-place residential revenue alongside an opportunity to add income through leasing the currently vacant mixed-use building. The portfolio’s structure—11 units with full occupancy plus an additional commercial asset—may appeal to buyers seeking a straightforward operating plan centered on maintaining residential performance while advancing commercial tenancy at the identified address.
Key Highlights
- Portfolio includes 11 income‑producing residential units plus a vacant 4,900 SF mixed‑use commercial building.
- 100% residential occupancy across the 11 units with $145,500 in gross annual rental income.
- Mixed‑use building available for commercial lease‑up at 500 Saint Clair Ave.
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
$112,806
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
7.65%
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%
$2,256,120
$2.3M
Cap Rate 7%
$1,611,514
$1.6M
Cap Rate 9%
$1,253,400
$1.3M
Market Conditions
NOI Build-Up for 14,500 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
$217.5K $15.00/SF
− Vacancy
−$12.4K −$0.86/SF
EGI
$205.1K $14.15/SF
− OpEx
−$92.3K −$6.37/SF
NOI
$112.8K $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%
$2,256,120
Cap Rate 7%
$1,611,514
Cap Rate 9%
$1,253,400
Alternative Uses
Best Use
Apartment 5plus
$1.61M
$1.41M – $1.88M
NOI $112,806 @ 7.0% cap · market cap 7.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.69M
$3.23M – $4.31M
NOI $258,536 @ 7.0% cap · market cap 17.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11
Residential units
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 15035, PA
2,098
Population
1,112
Households
1.9
Avg Household Size
45
Median Age
21%
College-Educated
94%
High-School Grad
0.4 sq mi
ZIP Area
5,245
Density / Sq Mi
$64,103
Median Household Income
$35,071
Median Earnings
$741
Median Rent
$80,000
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?
Apartment building - Acquire a portfolio of 11 residential units and a vacant mixed-use building for commercial lease-up.
Where is this apartment building located?
The property is located at 700 5th St Ave East McKeesport, PA.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Portfolio includes 11 income‑producing residential units plus a vacant 4,900 SF mixed‑use commercial building.; 100% residential occupancy across the 11 units with $145,500 in gross annual rental income.; Mixed‑use building available for commercial lease‑up at 500 Saint Clair Ave.
