One-Level Office
For Sale
Contact for pricing
940 Beaver Grade Rd, Coraopolis, PA 15108
One-level office layout with reception area, seven offices, one bathroom, and up to 10 rear parking spaces.
Property Size1,552 SF
Price / SF$209.41
Days on Market425
Property Features for 940 Beaver Grade Rd
General Information
Standard status
Active
Size
1,552 SF
Total Parking Spaces
10
Property subtype
RETAIL
Additional Details
Road Access
Yes
Office Units
1
Building Details
Buildings
1
Stories
1
Listing Agency:
BHHS - The Preferred Realty | Moon Township
(724) 888-9177
Listed By:
Nicolas DeFrancesco
(724) 888-9177
Source:
Moodyscre
Added: Jun 18, 2025
Changed: Jul 30
Last Checked: Jul 30 at 12:16PM
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 BHHS - The Preferred Realty | Moon Township
Investment Insights
Based on property information with market context.
One-level office building totaling 1,552 SF. The layout includes a reception area, seven offices, and one bathroom, with the potential for a second bathroom. The property is currently used as office space, with interior configuration suited to a range of professional uses.
Located at 940 Beaver Grade Rd in Coraopolis, PA, the building sits on Beaver Grade Rd. Up to 10 parking spaces are available at the back of the building for tenant and guest use.
Located at 940 Beaver Grade Rd in Coraopolis, PA, the building sits on Beaver Grade Rd. Up to 10 parking spaces are available at the back of the building for tenant and guest use.
Key Highlights
- 1,552 SF one‑level office building
- Reception area plus seven offices
- One bathroom with potential for a second
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
$19,826
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
6.10%
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%
$396,520
$396.5K
Cap Rate 7%
$283,229
$283.2K
Cap Rate 9%
$220,289
$220.3K
Market Conditions
NOI Build-Up for 1,552 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
$35.0K $22.56/SF
− Vacancy
−$8.6K −$5.53/SF
EGI
$26.4K $17.03/SF
− OpEx
−$6.6K −$4.26/SF
NOI
$19.8K $12.77/SF
Area
Allegheny 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%
$396,520
Cap Rate 7%
$283,229
Cap Rate 9%
$220,289
Alternative Uses
Best Use
Office B
$283.2K
$247.8K – $330.4K
NOI $19,826 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$395.3K
$345.9K – $461.2K
NOI $27,672 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
839
Businesses Nearby
Explore this area
Business Placement
Demographics for 15108, PA
43,422
Population
18,179
Households
2.4
Avg Household Size
40
Median Age
47%
College-Educated
96%
High-School Grad
39.5 sq mi
ZIP Area
1,099
Density / Sq Mi
$94,703
Median Household Income
$52,327
Median Earnings
$1,161
Median Rent
$255,200
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 - One-level office layout with reception area, seven offices, one bathroom, and up to 10 rear parking spaces.
Where is this office building located?
The property is located at 940 Beaver Grade Rd Coraopolis, PA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,552 SF one‑level office building; Reception area plus seven offices; One bathroom with potential for a second
