Office Building with Private
For Sale
$375,000
115 E Broad Street, Bethlehem, PA 18018
CommercialSale, Bethlehem City, PA
Property Size2,696 SF
Lot Size0.06 Acres
Price / SF$139.09
Days on Market165
Property Features for 115 E Broad Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
04CG
Parking features
On Street, Off Street, Parking Lot
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
From Route 22. Take the exit for Route 191 (Linden Street) and head south. Continue on Linden Street, then make a right onto Broad Street. Follow Broad Street-the property will be on your right.
Subdivision
Bethlehem-North
Standard status
Active
APN
P6NE1C 8 4 0204
Size
2,696 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
4325
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1902
Number of units
1
Building materials
Brick, Stucco
Listing Agency:
Keller Williams Real Estate · Keller Williams Realty
(610) 826-8100
Listed By:
Jim Christman
(570) 421-2890
Added: Mar 18
Changed: Aug 19
Last Checked: Aug 29 at 3:06AM
MLS# 773303
Copyright © 2026 Greater Lehigh Valley REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
115 E Broad Street is a well-maintained office building with a flexible multi-level layout designed for professional and service-based uses. The interior includes multiple private offices, a welcoming reception area, conference room space, and a functional kitchenette. The space features high ceilings, detailed trim work, and a clean, professional finish throughout, supporting both private work and collaborative meetings.
Constructed in 1902 with brick and stucco, the property is served by public water and public sewer, with oil heat and central air. A new 2025 forced air furnace has been installed. Parking is supported by a recorded shared parking agreement that provides designated parking in a common rear parking area, along with additional shared spaces for owners, guests, and clients, and includes long-term access rights and shared maintenance responsibilities.
Located along a well-traveled Bethlehem corridor, the property offers convenient access to Route 22, Route 378, and Route 191, with the sale including real estate only; the current law office tenant lease concludes at settlement.
Constructed in 1902 with brick and stucco, the property is served by public water and public sewer, with oil heat and central air. A new 2025 forced air furnace has been installed. Parking is supported by a recorded shared parking agreement that provides designated parking in a common rear parking area, along with additional shared spaces for owners, guests, and clients, and includes long-term access rights and shared maintenance responsibilities.
Located along a well-traveled Bethlehem corridor, the property offers convenient access to Route 22, Route 378, and Route 191, with the sale including real estate only; the current law office tenant lease concludes at settlement.
Key Highlights
- Multiple private offices plus reception, conference room, and kitchenette
- New 2025 forced air furnace
- 2696 SF office building on 0.061 acres
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
$19,687
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
5.25%
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%
$393,740
$393.7K
Cap Rate 7%
$281,243
$281.2K
Cap Rate 9%
$218,744
$218.7K
Market Conditions
NOI Build-Up for 2,696 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
$28.5K $10.56/SF
− Vacancy
−$2.2K −$0.82/SF
EGI
$26.2K $9.74/SF
− OpEx
−$6.6K −$2.43/SF
NOI
$19.7K $7.30/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
25.00%
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%
$393,740
Cap Rate 7%
$281,243
Cap Rate 9%
$218,744
Alternative Uses
Best Use
Office B
$281.2K
$246.1K – $328.1K
NOI $19,687 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$396.5K
$346.9K – $462.5K
NOI $27,752 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,038
Businesses Nearby
Explore this area
Business Placement
Demographics for 18018, PA
32,388
Population
14,669
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,228
Density / Sq Mi
$71,968
Median Household Income
$43,471
Median Earnings
$1,261
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained office space with multiple private offices, reception, conference room, kitchenette, and shared parking access.
Where is this office building located?
The property is located at 115 E Broad Street Bethlehem, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Multiple private offices plus reception, conference room, and kitchenette; New 2025 forced air furnace; 2696 SF office building on 0.061 acres
