Gibsonia Property with Redevelopment
For Sale
Contact for pricing
Pending
3954 Gibsonia Rd, Gibsonia, PA 15044
9-acre Gibsonia property with redevelopment or care facility potential.
Property Size12,894 SF
Lot Size9.00 Acres
Days on Market1165
Property Features for 3954 Gibsonia Rd
General Information
Standard status
Pending
Size
12,894 SF
Class
C
Lot size
9.00 Acres
Property subtype
Senior Living
Building Details
Buildings
1
Stories
1
Listing Agency:
St. George Buildings
Listed By:
Mark Nikoula · License #RS348360
Source:
Crexi
Added: Jun 1, 2023
Changed: Aug 8
Last Checked: Aug 8 at 4:17AM
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 St. George Buildings
Investment Insights
Based on property information with market context.
Located in Gibsonia, this 9-acre property offers multiple development options. Formerly a personal care home, the site could be redeveloped into single-family homes or renovated for use as a personal care home or assisted living facility. The property is accessed via a private driveway set back from the main road, providing privacy. The property is zoned Low-Intensity Residential and the building size is 12,894 square feet.
Key Highlights
- 9‑acre private property in Gibsonia
- Development potential for single‑family homes
- Potential to operate as a personal care home or assisted living facility
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
$100,312
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
9.12%
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%
$2,006,240
$2.0M
Cap Rate 7%
$1,433,029
$1.4M
Cap Rate 9%
$1,114,578
$1.1M
Market Conditions
NOI Build-Up for 12,894 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
$193.4K $15.00/SF
− Vacancy
−$11.0K −$0.86/SF
EGI
$182.4K $14.15/SF
− OpEx
−$82.1K −$6.37/SF
NOI
$100.3K $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%
$2,006,240
Cap Rate 7%
$1,433,029
Cap Rate 9%
$1,114,578
Alternative Uses
Best Use
Apartment 5plus
$1.43M
$1.25M – $1.67M
NOI $100,312 @ 7.0% cap · market cap 9.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.28M
$2.87M – $3.83M
NOI $229,901 @ 7.0% cap · market cap 20.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15044, PA
29,105
Population
11,285
Households
2.6
Avg Household Size
44
Median Age
58%
College-Educated
99%
High-School Grad
39.0 sq mi
ZIP Area
746
Density / Sq Mi
$132,743
Median Household Income
$67,969
Median Earnings
$1,196
Median Rent
$372,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - 9-acre Gibsonia property with redevelopment or care facility potential.
Where is this assisted living facility located?
The property is located at 3954 Gibsonia Rd Gibsonia, PA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 9‑acre private property in Gibsonia; Development potential for single‑family homes; Potential to operate as a personal care home or assisted living facility
