Veterinary Hospital Near Major
For Sale
$3,031,769
853 Falcon Park Rd, Lower Burrell, PA 15068
Healthcare property near PA-56 and PA-366, surrounded by medical offices and major retail destinations.
Property Size11,523 SF
Days on Market25
Property Features for 853 Falcon Park Rd
General Information
Standard status
Active
Size
11,523 SF
Property subtype
Commercial
Occupancy
100%
Lease Term
± 4.61 Years
Additional Details
Highway Access
Yes
Building Details
Building Size
11,523 SF
Year Built
2007
Listing Agency:
Matthews Real Estate Investment Services
(949) 662-2256
Listed By:
Andrew Evans · License #02055475 (CA)
(949) 662-2256
Source:
Matthews
Added: Aug 8
Changed: Aug 30
Last Checked: Aug 31 at 12:38PM
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 Matthews Real Estate Investment Services
Investment Insights
Based on property information with market context.
Built in 2007, this hospital property serves a veterinary healthcare use in Lower Burrell, Pennsylvania. The site is positioned near PA-56 and PA-366, providing access to regional road connections and surrounding communities.
The property is near medical and veterinary offices, along with Walmart Supercenter, Giant Eagle, and Home Depot. This setting places the hospital within an established healthcare and retail environment. The source information also identifies VCA Animal Hospitals as the provider associated with the property, with services including veterinary care, pet boarding, daycare, and grooming.
The property is near medical and veterinary offices, along with Walmart Supercenter, Giant Eagle, and Home Depot. This setting places the hospital within an established healthcare and retail environment. The source information also identifies VCA Animal Hospitals as the provider associated with the property, with services including veterinary care, pet boarding, daycare, and grooming.
Key Highlights
- Hospital property built in 2007
- Near PA‑56 and PA‑366
- Located near medical and veterinary offices
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
$135,599
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
4.47%
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%
$2,711,980
$2.7M
Cap Rate 7%
$1,937,129
$1.9M
Cap Rate 9%
$1,506,656
$1.5M
Market Conditions
NOI Build-Up for 11,523 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
$248.9K $21.60/SF
− Vacancy
−$22.9K −$1.99/SF
EGI
$226.0K $19.61/SF
− OpEx
−$90.4K −$7.85/SF
NOI
$135.6K $11.77/SF
Area
Westmoreland County, PA
Vacancy
9.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$2,711,980
Cap Rate 7%
$1,937,129
Cap Rate 9%
$1,506,656
Alternative Uses
Best Use
Healthcare Medical
$1.94M
$1.69M – $2.26M
NOI $135,599 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.94M
$2.57M – $3.42M
NOI $205,456 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 15068, PA
37,104
Population
18,319
Households
2
Avg Household Size
47
Median Age
27%
College-Educated
95%
High-School Grad
45.4 sq mi
ZIP Area
817
Density / Sq Mi
$62,997
Median Household Income
$42,795
Median Earnings
$749
Median Rent
$166,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hospital - Healthcare property near PA-56 and PA-366, surrounded by medical offices and major retail destinations.
Where is this hospital located?
The property is located at 853 Falcon Park Rd Lower Burrell, PA.
What is the asking price?
The asking price for this property is $3,031,769.
What are key features of this property?
This property features: Hospital property built in 2007; Near PA‑56 and PA‑366; Located near medical and veterinary offices
