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    Property profile & analytics

    5555 Mountain View Dr Pittsburgh, PA 15122

    • Outlet malls
    • 3.42 lot acres
    For Sale
    View listing
    $4,671,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-1490190
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Outlet malls

    Property Details for 5555 Mountain View Dr

    Lot size
    3.42 lot acres
    Property type
    Outlet malls
    APN
    387-B-22
    APU
    387B22

    Description

    This exceptional investment opportunity presents a 45,000-square-foot retail storefront in Pittsburgh, Pennsylvania, currently 100% occupied by a credit-rated tenant under a net lease. The property, located at 5555 Mountain View Drive, boasts a strong 7.5% cap rate and a substantial net operating income (NOI) of $350,323. Situated on a 4.04-acre lot with 169 parking spaces, the building benefits from high visibility and accessibility within the bustling West Mifflin retail corridor. The location enjoys significant daily traffic counts on nearby Lebanon Church Road (33,400+) and Clairton Road (14,300+), serving a dense residential population exceeding 183,000 within a five-mile radius. The property is strategically positioned near major retailers including Walmart, Sam's Club, Burlington, and more, further enhanced by its proximity to established shopping centers like Century Square and Southland Shopping Center. The lease commenced March 1, 2022, and expires December 31, 2027, offering a remaining term of approximately 3.1 years. The property is zoned for industrial use with retail permitted, offering flexibility for future development. The asking price is $4,671,000, translating to $103 per square foot. This fee-simple sale presents a rare opportunity in an area known for ground leases, offering a passive investment with minimal landlord responsibilities and high barriers to entry due to limited developable land. The tenant, Pool City, was acquired by Leslie's Poolmart (NASDAQ: LESL) in 2018.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $390,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    West Mifflin
    County
    Allegheny
    State
    Pennsylvania
    Longitude
    -79.9421
    Latitude
    40.3439
    CBSA code
    38300
    CBSA name
    PITTSBURGH, PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $84,937
    $855,900
    $1,224,400
    $2,080,300
    -
    $855,900
    $1,224,400
    $2,080,300

    Comparable in this City

    • Value Estimation
      $575,000
      33.21 Acres

      2351 Century Dr

      WHOLESALE OUTLET, DISCOUNT STORE • 33.21 Acres
      2351 Century Dr, West Mifflin, PA 15122-2430
      View Details
    • Value Estimation
      $360,000
      8.33 Acres

      7005 Clairton Rd

      WHOLESALE OUTLET, DISCOUNT STORE • 8.33 Acres
      7005 Clairton Rd, West Mifflin, PA 15122-2428
      View Details
    • Value Estimation
      $855,000
      0.37 Acres

      1611 Pennsylvania Ave

      WHOLESALE OUTLET, DISCOUNT STORE • 0.37 Acres
      1611 Pennsylvania Ave, West Mifflin, PA 15122-3912
      View Details
    • Value Estimation
      $345,000
      2.27 Acres

      1830 Pennsylvania Ave

      WHOLESALE OUTLET, DISCOUNT STORE • 2.27 Acres
      1830 Pennsylvania Ave, West Mifflin, PA 15122-3915
      View Details
    • Value Estimation
      $345,000
      9.52 Acres

      5555 Century Dr

      WHOLESALE OUTLET, DISCOUNT STORE • 9.52 Acres
      5555 Century Dr, West Mifflin, PA 15122
      View Details
    • Value Estimation
      $1,905,000
      2.51 Acres

      4505 Century Dr

      WHOLESALE OUTLET, DISCOUNT STORE • 2.51 Acres
      4505 Century Dr, West Mifflin, PA 15122-2412
      View Details

    Similar Nearby for Sale

    • $4,671,000
      45,000 SF

      West Mifflin Retail Investment

      45,000 SF, 7.5% Cap Rate, Net Lease
      5555 Mountain View Dr, Pittsburgh, PA 15122
      View Details
    • $2,060,239
      12,480 SF

      Dollar General Net Lease Investment

      West Mifflin, PA Retail Property - Strong Tenant
      1830 Pennsylvania Ave, West Mifflin, PA 15122
      View Details
    • Contact for pricing

      West Mifflin Church Property - 9.24 Acres

      Former parish, ample land, commercial zoning.
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    • $325,000
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      Updated Fourplex with Garages

      Updated four-unit multifamily property with separate utilities and garages.
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      26.8 Acres Signalized Corner Land

      26.8 acres of land at a signalized corner.
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    Similar Nearby for Lease

    • Contact for pricing
      35,000 SF

      Retail Space in West Mifflin

      Retail space available in a Pittsburgh suburb shopping center.
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      View Details
    • Contact for pricing
      194,823 SF

      West Mifflin Retail Center Opportunity

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      Turnkey Restaurant Opportunity

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    • $6 SF/Yr
      121,600 SF

      West Mifflin Warehouse - 121,600 SF

      Large warehouse, South Pittsburgh, PA. High visibility location.
      2930 Lebanon Church Rd, West Mifflin, PA 15122
      View Details
    • $19 SF/Yr
      8,800 SF

      West Mifflin Office Space Available

      Office spaces available with full-service rents and renovation credits.
      500 N Lewis Run Rd, West Mifflin, PA 15122
      View Details
    • Contact for pricing
      300,000 SF

      Lebanon Road Industrial Building

      300,000 SF Manufacturing Space Available
      1200 Lebanon Rd, West Mifflin, PA 15122
      View Details
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    Pittsburgh, PA 15122
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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