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Property profile & analytics
OFF-MARKET
Estimated value
$20,500,000
Auto shops
11690 Frankstown Rd Pittsburgh, PA 15235-3319
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US73-0548350
Property summary
AI-generated overview
This exceptional investment opportunity presents a 1,458 square foot Valvoline Instant Oil Change facility located within the Penn Hills Shopping Center in Pittsburgh, Pennsylvania. The property boasts a strong 6.02% cap rate, generating a net operating income (NOI) of $42,108 annually. The asking price is $700,000, translating to $480.11 per square foot and $700,000 per unit. This single-tenant property benefits from a corporate guarantee, ensuring consistent income. The 0.45-acre lot is situated in a high-traffic area, experiencing over 17,000 cars daily. The tenant, Valvoline, has enjoyed long-term occupancy since 1995, demonstrating the location's enduring appeal. The property is currently operating at 100% occupancy under a NNN lease structure. Furthermore, the surrounding area boasts an average household income of $91,236 within a 3-mile radius, indicating a strong consumer base. This turnkey investment offers a secure and profitable opportunity for discerning investors seeking a stable, high-performing asset. The property address is 11690 Frankstown Rd, Pittsburgh, PA 15235.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Lot
0.45 ac (19,556 SF)
APN
449-K-16
UPID
US73-0548350
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Valvoline Instant Oil Change Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$20.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.50M
Owner & transaction history
T B F Group Penn Hills L L C · 2 yrs held
T B F Group Penn Hills L L C
since 2024
Last sale
$20.5M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pittsburgh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsburgh submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$20,500,000
ML approach
$20,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$20.50M
Range $18.45M – $22.55M · ±10% · vs last sale $20.50M (Jul 1 2024)
Last sale anchor
$20.50M
Jul 1 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,564
Tax year 2024
Assessed value
$372,600
Assessed 2024
Previous assessed
$372,600
+0.0% YoY
Effective rate
4.18%
On assessed value
Assessed land
$127,000
Assessed improvement
$245,600
Land market value
$127,000
Improvement market value
$245,600
Total market value
$372,600
Applied tax rate
934.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Heating
NONE
Lot
0.45 ac (19,556 SF)
APN
449-K-16
UPID
US73-0548350
Jurisdiction
ALLEGHENY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.45 ac
Current owner
From public records · entity-resolved
T B F Group Penn Hills L L C
Entity
Mailing address
151 BODMAN PL STE #201, RED BANK, NJ 07701-1064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
$20,500,000
T B F Group Penn Hills L L C
Four Macs Penn Hills L L C
Special Warranty Deed
$14,350,000 · Standard Ins Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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