Bldg 1 4044 Route 130 19,179 SF 90% Leased Office Building Irwin, PA 15642 $3,946,550 ($205.77/SF) 7.25% Cap Rate

Zeustra Healthcare Real Estate Advisors is pleased to present the exclusive opportunity to acquire 4044 PA-130, a 19,179-square-foot multi-tenant medical office building strategically located in Irwin, Pennsylvania, within the Pittsburgh MSA. Offered at $3,946,550, the property generates $286,125 in first-year net operating income, representing an attractive 7.25% capitalization rate. Currently 90% occupied, the asset offers investors stable in-place cash flow, a 9.4-year weighted average lease term (WALT), and immediate value-add potential through the lease-up of approximately 1,943 square feet of existing medical office vacancy.
The property is anchored by Allegheny Health Network (AHN), which occupies approximately 13,236 square feet, representing 69% of the building. AHN's lease extends for approximately 10.8 years, providing durable long-term income. Approximately 75% of AHN's leased premises are secured by a corporate guarantee from Highmark Health, AHN's parent company. Highmark Health is one of the nation's largest integrated healthcare organizations, reporting approximately $32.4 billion in revenue during 2025, providing exceptional credit quality and long-term tenant stability.
Additionally, Gentiva Hospice is projected to commence occupancy on August 15, 2026, under a new five-year lease, further enhancing occupancy, income stability, and tenant diversification. The property also includes approximately 1,943 square feet of vacant, previously built-out medical office space, offering investors an opportunity to further increase occupancy and enhance future cash flow with minimal capital investment. The existing medical infrastructure significantly reduces the time and cost required to accommodate a new healthcare tenant.
The property features landlord-favorable expense stop lease structures, limiting ownership's exposure to future operating expense increases by passing expense growth through to tenants. Combined with institutional-quality healthcare tenancy, a Highmark Health corporate guarantee, and its strategic location within one of Pennsylvania's strongest healthcare markets, 4044 PA-130 offers investors a compelling opportunity to acquire stable, inflation-protected medical office income with meaningful upside potential.
This offering represents a rare opportunity to acquire a high-credit, healthcare-focused investment featuring long-term tenancy, contractual rental growth, and future value creation potential through the lease-up of the remaining medical office vacancy within one of Pennsylvania's most established and resilient medical office markets.