The typical NNN lease
- Low headline rate that hides the real cost
- NNN add-ons for taxes, insurance & CAM
- Utilities billed separately
- Cleaning is your problem
- Year-end reconciliation surprises
- Long, rigid multi-year commitments
Downtown Pittsburgh · Commercial Leasing
Affordable, all-inclusive office space in Downtown Pittsburgh.
Private offices and small suites from $500/month. Gross rent includes utilities, common costs, and cleaning. Flexible terms, conference room access, secure entry, and walkable courthouse, garage, and transit access.
- $500Starting monthly rent
- 4Downtown-area buildings
- $0NNN pass-throughs
The 412Working difference
Why gross rent matters for a small business
Most Downtown office leases quote a low base rate, then add NNN charges — taxes, insurance, common-area costs, and utilities — that can double your real cost and change every year. We lead with one honest, all-inclusive number.
Our all-inclusive gross rent
- One predictable monthly number
- No NNN surprises — everything included
- Utilities & common costs covered
- Regular janitorial & cleaning included
- Flexible terms for growing businesses
- Secure entry & conference room access
Featured spaces
Right-sized suites, ready to work
Smaller Downtown buildings mean lower overhead and rents that make sense for solo practitioners, small firms, and growing teams. A sample of what's available now.
$500/ month
Single private office
220 Grant Street & 309 Smithfield Street
- Move-in-ready private office
- Shared conference room & internet included
- Buzz-in & key-fob secure entry, elevator
- Free-rent promotion available
750–2,000SF
Grow-into suites
220 Grant Street
- Flexible 750 SF and 2,000 SF footprints
- Steps from the courthouse & major office towers
- Garages and transit within a short walk
- Gross rent — utilities & cleaning included
1,000+SF
Newly acquired building
210 Grant Street
- New Downtown building being added to our office portfolio
- Suite availability and pricing being finalized now
- Ideal for early inquiries before public listing goes live
- All-inclusive gross-rent structure planned
$13–18/ SF / yr
Office & basement retail
309 Smithfield Street
- 1,200 SF 4th-floor office at $18/SF/yr
- 1,000 SF basement retail at $13/SF/yr
- Buildout allowance & free rent on longer terms
- 800–8,000 SF available across the building
Live availability
Live availability feed
Below is our live availability feed for Pa Commercial. Downtown Pittsburgh office listings will appear here as soon as they are posted to the active availability group. In the meantime, see the curated Downtown spaces above and the property details below, or contact us directly for current openings.
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View available spaces ↗Note: if this section shows no results, the downtown office listings may still be in the process of being published to the live availability group.
Our Downtown portfolio
Properties
A focused collection of smaller Downtown buildings — practical, well-located, and priced for real businesses.
Available now
220 Grant Street
Private offices & flexible suites · from $500/mo
A short walk from the courthouse, garages, and major office buildings. Single offices from $500/month with a free-rent promotion, plus 750 SF and 2,000 SF suites. Included: internet, shared conference room, buzz-in and key-fob entry, and elevator access.
- Sizes
- Single office, 750 & 2,000 SF
- From
- $500 / month (gross)
- Access
- Elevator · secure entry
Available now
309 Smithfield Street
Office & medical suites · 800–8,000 SF
Flexible office and medical space in the heart of Downtown, with 800 to 8,000 SF available. A 1,200 SF 4th-floor office at $15/SF/yr, plus 2nd-floor office/medical suites and a basement suite with a separate Third Avenue entrance. On a bus line and near banking, with air conditioning, private bathroom, exam rooms with plumbing and cabinetry, tenant buildout allowance, and free rent on longer-term leases.
- Available
- 800–8,000 SF
- Office
- 1,200 SF · $15/SF/yr
- Office/medical
- 4,000–5,000 SF · $15/SF/yr
Newly added
210 Grant Street
Newly purchased · availability coming soon
We recently acquired 210 Grant Street and are preparing suites for lease. Full availability and pricing are being finalized and will be posted soon. Interested in space at this address? Contact us and we'll share details as they're ready.
- Status
- Newly purchased
- Availability
- Coming soon
- Next step
- Contact us
Inquire
3824 Penn Avenue
Micro-storefront · studio · service space
A small storefront just outside Downtown — well suited to a micro-retail shop, studio, or service business that wants a street presence without big-box overhead. Availability and terms are handled case-by-case; reach out to discuss your use.
- Type
- Storefront / studio
- Best for
- Micro-retail · service
- Terms
- By inquiry
Who we're built for
Space that fits how you actually work
Attorneys & the courthouse bar
Walk to the courthouse and county offices. Private offices, secure entry, and conference space when you need it.
Accountants & advisors
A credible Downtown address with predictable, all-inclusive rent — easy to budget and simple to explain to clients.
Solo & small teams
Right-sized suites from a single office up to 2,000 SF. Grow into more space without renegotiating everything.
Storefront & studio
Micro-retail, studio, and service uses at street level — a visible footprint without downtown-tower pricing.
Simple & fast
Three steps to your Downtown office
-
1
Tell us what you need
Send a quick note with your size, timing, and use. We'll match you to the right building and suite.
-
2
Tour & confirm the number
Walk the space and see the all-inclusive gross rent in writing — no hidden NNN charges to chase down.
-
3
Sign a flexible lease
Choose a term that fits, take advantage of free-rent promotions where available, and move in.
Get in touch
Request availability & pricing
Tell us a little about what you're looking for and we'll follow up with current openings, all-inclusive pricing, and a time to tour.
- Leasing: leasing@412working.com
- General: info@412working.com
- Area: Downtown Pittsburgh & nearby (Grant St · Smithfield St · Penn Ave)