Suburban Studios Extended-Stay
For Sale
Contact for pricing
975 Sheffield Street, Washington, PA 15301
Award-winning, high-performing extended-stay hotel in Washington, PA.
Property Size50,700 SF
Price / SF$216.67
Days on Market196
Property Features for 975 Sheffield Street
General Information
Standard status
Active
Size
50,700 SF
Total Parking Spaces
129
Property subtype
Hospitality
Building Details
Year Built
2015
Buildings
1
Stories
4
Units
122
Listing Agency:
Black Diamond Realty
(304) 413-4350
Listed By:
Mark J. Nesselroad · License #WV WV0029167
Source:
Crexi
Added: Jan 28
Changed: Aug 8
Last Checked: Aug 11 at 7:42PM
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 Black Diamond Realty
Investment Insights
Based on property information with market context.
This award-winning Suburban Studios extended-stay hotel, located in Washington, PA within the Pittsburgh MSA, is available for purchase. The property is a strong performer, generating substantial revenue and healthy EBITDA. It also holds a high ranking among its STR competitive set. The attractive and well-maintained property presents a strategic opportunity for hospitality operators and investors. The property size is 50700 square feet.
Key Highlights
- Strong revenue generation
- Healthy EBITDA
- High ranking among STR competitive set
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
$307,052
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
2.80%
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%
$6,141,040
$6.1M
Cap Rate 7%
$4,386,457
$4.4M
Cap Rate 9%
$3,411,689
$3.4M
Market Conditions
NOI Build-Up for 50,700 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
$760.5K $15.00/SF
− Vacancy
−$114.1K −$2.25/SF
EGI
$646.4K $12.75/SF
− OpEx
−$339.4K −$6.69/SF
NOI
$307.1K $6.06/SF
Area
Washington County, PA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$6,141,040
Cap Rate 7%
$4,386,457
Cap Rate 9%
$3,411,689
Alternative Uses
Best Use
Hotel Hospitality
$4.39M
$3.84M – $5.12M
NOI $307,052 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$15.62M
$13.67M – $18.23M
NOI $1,093,565 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
Explore this area
Business Placement
Demographics for 15301, PA
48,963
Population
24,001
Households
2
Avg Household Size
45
Median Age
27%
College-Educated
92%
High-School Grad
122.0 sq mi
ZIP Area
401
Density / Sq Mi
$69,275
Median Household Income
$43,546
Median Earnings
$927
Median Rent
$205,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Award-winning, high-performing extended-stay hotel in Washington, PA.
Where is this hotel located?
The property is located at 975 Sheffield Street Washington, PA.
What is the asking price?
The asking price for this property is $10,985,230.
What are key features of this property?
This property features: Strong revenue generation; Healthy EBITDA; High ranking among STR competitive set
