Beechwood Boulevard Investment
For Sale
Contact for pricing
4070 Beechwood Blvd, Pittsburgh, PA 15217
Medical/retail/office building in Pittsburgh's Squirrel Hill neighborhood.
Property Size12,000 SF
Price / SF$329.17
Days on Market779
Property Features for 4070 Beechwood Blvd
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
50
Property subtype
Retail
Zoning
LNC - Local Neighborhood Commercial
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
1970
Year Renovated
2020
Tenancy
Single
Listing Agency:
Buncher Realty Services
Listed By:
Gregg Broujos · License #PA - RM425188
Source:
Crexi
Added: Jul 22, 2024
Changed: Aug 16
Last Checked: Sep 8 at 4:20AM
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 Buncher Realty Services
Investment Insights
Based on property information with market context.
The property at 4070 Beechwood Boulevard presents an investment opportunity in a 12,000-square-foot building suitable for medical, retail, or office use. It is located in the Squirrel Hill neighborhood within the East End submarket of Pittsburgh.
Key Highlights
- Well‑positioned building suitable for medical, retail, or office use
- Located in the highly regarded Squirrel Hill neighborhood
- Situated in the East End submarket of Pittsburgh
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
$153,295
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
3.88%
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%
$3,065,900
$3.1M
Cap Rate 7%
$2,189,929
$2.2M
Cap Rate 9%
$1,703,278
$1.7M
Market Conditions
NOI Build-Up for 12,000 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
$270.7K $22.56/SF
− Vacancy
−$66.3K −$5.53/SF
EGI
$204.4K $17.03/SF
− OpEx
−$51.1K −$4.26/SF
NOI
$153.3K $12.77/SF
Area
Pittsburgh, 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%
$3,065,900
Cap Rate 7%
$2,189,929
Cap Rate 9%
$1,703,278
Alternative Uses
Best Use
Office B
$2.19M
$1.92M – $2.55M
NOI $153,295 @ 7.0% cap · market cap 3.88%
Second Best
Healthcare Medical
$2.08M
$1.82M – $2.42M
NOI $145,411 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$3.82M
$3.34M – $4.46M
NOI $267,522 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 15217, PA
26,851
Population
12,582
Households
2.1
Avg Household Size
36
Median Age
74%
College-Educated
97%
High-School Grad
3.9 sq mi
ZIP Area
6,885
Density / Sq Mi
$91,695
Median Household Income
$55,890
Median Earnings
$1,412
Median Rent
$431,600
Median Home Value
Market
Vacancy Rate% for Office in Pittsburgh, PA
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical/retail/office building in Pittsburgh's Squirrel Hill neighborhood.
Where is this medical office space located?
The property is located at 4070 Beechwood Blvd Pittsburgh, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Well‑positioned building suitable for medical, retail, or office use; Located in the highly regarded Squirrel Hill neighborhood; Situated in the East End submarket of Pittsburgh
