Renovated Mixed-Use
For Sale
$750,000
127 S Broad Street, Nazareth, PA 18064
CommercialSale, Nazareth Boro, PA
Property Size6,300 SF
Lot Size0.28 Acres
Price / SF$119.05
Days on Market60
Property Features for 127 S Broad Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
21R5
Parking
20
Parking features
On Street, Off Street, Parking Lot
Security features
Security
Elementary school district
Nazareth
Middle school district
Nazareth
High school district
Nazareth
Directions
Rt 191 north to Nazareth, left on Broad Street, up hill to property on right.
Subdivision
Nazareth
Standard status
Active
APN
J7SE3A 11 8 0421
Size
6,300 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
7684
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Oil, Natural Gas
Cooling system
Ductless, Ceiling Fan(s), Wall Unit(s), Central Air
Water source
Public
Building Details
Year built
1890
Flooring type
Concrete, Wood
Building materials
Brick, Frame, Masonry, Stone
Listing Agency:
Keller Williams Northampton · Keller Williams Realty
(610) 867-8888
Listed By:
Kelly L. Houston · License #RS337374
(484) 893-4518
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 29 at 3:06AM
MLS# 779966
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.
This mixed-use building contains a first-floor restaurant configuration with an equipped commercial kitchen, walk-in freezer, hood systems, and selected bar and kitchen equipment. The upper level includes an updated three-bedroom apartment. Renovation work has been completed throughout the building and exterior, with brick, frame, masonry, and stone construction elements, along with concrete and wood flooring.
The property provides 6,300 square feet on a 0.284-acre parcel at 127 S Broad Street in Nazareth Boro, Northampton County. More than 20 paved parking spaces are available, supplemented by on-street parking. Public water and public sewer serve the property, and cooling includes central air along with ductless and wall-mounted systems. Zoning is 21R5.
The property provides 6,300 square feet on a 0.284-acre parcel at 127 S Broad Street in Nazareth Boro, Northampton County. More than 20 paved parking spaces are available, supplemented by on-street parking. Public water and public sewer serve the property, and cooling includes central air along with ductless and wall-mounted systems. Zoning is 21R5.
Key Highlights
- 6,300‑square‑foot mixed‑use building on a 0.284‑acre parcel
- First‑floor restaurant setup includes commercial kitchen, walk‑in freezer, and hood systems
- Updated 3‑bedroom apartment on the upper level
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
$65,347
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
8.71%
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%
$1,306,940
$1.3M
Cap Rate 7%
$933,529
$933.5K
Cap Rate 9%
$726,078
$726.1K
Market Conditions
NOI Build-Up for 6,300 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
$94.5K $15.00/SF
− Vacancy
−$7.4K −$1.17/SF
EGI
$87.1K $13.83/SF
− OpEx
−$21.8K −$3.46/SF
NOI
$65.3K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$1,306,940
Cap Rate 7%
$933,529
Cap Rate 9%
$726,078
Alternative Uses
Best Use
Specialty Retail
$933.5K
$816.8K – $1.09M
NOI $65,347 @ 7.0% cap · market cap 8.71%
Second Best
Mixed Use
$911.3K
$797.4K – $1.06M
NOI $63,788 @ 7.0% cap · market cap 8.51%
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,644 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
585
Businesses Nearby
Explore this area
Business Placement
Demographics for 18064, PA
27,696
Population
10,659
Households
2.6
Avg Household Size
46
Median Age
38%
College-Educated
94%
High-School Grad
38.5 sq mi
ZIP Area
719
Density / Sq Mi
$102,857
Median Household Income
$58,471
Median Earnings
$1,235
Median Rent
$354,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Restaurant infrastructure and an updated three-bedroom apartment occupy separate levels.
Where is this mixed-use property located?
The property is located at 127 S Broad Street Nazareth, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 6,300‑square‑foot mixed‑use building on a 0.284‑acre parcel; First‑floor restaurant setup includes commercial kitchen, walk‑in freezer, and hood systems; Updated 3‑bedroom apartment on the upper level
