Mixed-Use Property with
For Sale
$395,000
146 11th Street, Allentown, PA 18102
ResidentialIncome, Allentown City, PA
Property Size2,459 SF
Lot Size0.05 Acres
Price / SF$160.63
Days on Market101
Property Features for 146 11th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-MH-Medium High Density
Bedrooms
2
Bathrooms
4
Full bathrooms
1
Half bathrooms
3
Rooms
Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 4, Bathroom 3
Parking features
Garage, On Street
Subdivision
Old Allentn Historic
Elementary school district
Allentown
Middle school district
Allentown
High school district
Allentown
Directions
coming from Route 22 going on 15 St make a left on Turner Street, park on the street close to 11th St.
Standard status
Active
APN
549780346810-1
Size
2,459 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
4829
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Building materials
Brick
Listing Agency:
HowardHanna TheFrederickGroup · Howard Hanna
(610) 398-0411
Listed By:
Blanca T. Echeverria
(610) 398-0411
Added: May 22
Changed: Aug 19
Last Checked: Aug 30 at 3:06PM
MLS# 777608
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 2,459-square-foot brick mixed-use property places a commercial storefront on the first floor and a two-bedroom apartment above. The storefront includes three half bathrooms, central air conditioning, and new gray plank flooring. The residential portion includes a large attic that could be converted into a third bedroom, subject to applicable requirements.
The property occupies a 0.046-acre corner lot at 146 11th Street in Allentown City, Pennsylvania. On-site features include a garage and on-street parking, while public water and public sewer serve the property. Built in 1900, the building is zoned R-MH-Medium High Density and has a Certificate of Occupancy.
The property occupies a 0.046-acre corner lot at 146 11th Street in Allentown City, Pennsylvania. On-site features include a garage and on-street parking, while public water and public sewer serve the property. Built in 1900, the building is zoned R-MH-Medium High Density and has a Certificate of Occupancy.
Key Highlights
- 2,459 square feet on a 0.046‑acre corner lot
- First‑floor commercial storefront with 3 half bathrooms
- Large 2‑bedroom apartment above the storefront
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
$30,287
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
7.67%
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%
$605,740
$605.7K
Cap Rate 7%
$432,671
$432.7K
Cap Rate 9%
$336,522
$336.5K
Market Conditions
NOI Build-Up for 2,459 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
$45.7K $18.60/SF
− Vacancy
−$2.5K −$1.00/SF
EGI
$43.3K $17.60/SF
− OpEx
−$13.0K −$5.28/SF
NOI
$30.3K $12.32/SF
Area
Allentown, PA
Vacancy
5.40%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
30.00%
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%
$605,740
Cap Rate 7%
$432,671
Cap Rate 9%
$336,522
Alternative Uses
Best Use
Retail
$432.7K
$378.6K – $504.8K
NOI $30,287 @ 7.0% cap · market cap 7.67%
Second Best
Mixed Use
$343.0K
$300.2K – $400.2K
NOI $24,012 @ 7.0% cap · market cap 6.08%
Theoretical Best
Specialty Retail
$483.1K
$422.7K – $563.6K
NOI $33,816 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
3,149
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 94%
Home Improvements & Furnishings 4%
Apparel 3%
Dollar Tree
Shops & Services
16,657 visits/mo
0.3 miles
7-Eleven
Shops & Services
14,046 visits/mo
0.5 miles
Sunoco
Shops & Services
12,060 visits/mo
0.3 miles
Sunoco
Shops & Services
8,141 visits/mo
0.5 miles
Family Dollar
Shops & Services
7,924 visits/mo
0.3 miles
Demographics for 18102, PA
51,567
Population
18,788
Households
2.7
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
3.0 sq mi
ZIP Area
17,189
Density / Sq Mi
$40,681
Median Household Income
$29,501
Median Earnings
$1,224
Median Rent
$146,600
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 - Corner property pairing commercial frontage with an upstairs two-bedroom apartment and attic storage.
Where is this mixed-use property located?
The property is located at 146 11th Street Allentown, PA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 2,459 square feet on a 0.046‑acre corner lot; First‑floor commercial storefront with 3 half bathrooms; Large 2‑bedroom apartment above the storefront
