Brick Strip
For Sale
$1,300,000
2374 Seipstown Road, Fogelsville, PA 18051
CommercialSale, Weisenberg Twp, PA
Property Size9,400 SF
Lot Size2.18 Acres
Price / SF$138.30
Days on Market661
Property Features for 2374 Seipstown Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Parking Lot
Elementary school district
Northwestern Lehigh
Middle school district
Northwestern Lehigh
High school district
Northwestern Lehigh
Directions
Rte 78 to 100 North. Left on Main St; Right on Church St; Continue on to Seipstown Rd. Property will be on left.
Subdivision
Weisenberg
Standard status
Active
APN
544613546174 001
Size
9,400 SF
Lot size
2.18 Acres
Taxes and HOA fees
Tax Annual Amount
17408
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1995
Building materials
Brick
Roof type
Composition
Listing Agency:
Keller Williams Allentown · Keller Williams Realty
(610) 435-1800
Listed By:
James J. Balliet
(610) 972-6808
Added: Nov 6, 2024
Changed: Aug 26
Last Checked: Aug 29 at 3:06AM
MLS# 748252
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 9,400-square-foot strip mall sits on 2.18 acres and was built in 1995 with brick construction. The property includes multiple suites, central air, electric heat, a composition roof, and a dedicated parking lot. Existing occupants include a pizza restaurant and a nail salon, while additional suites are available for immediate occupancy.
The property is approximately 5 minutes from I-78 and 7 minutes from downtown Fogelsville and Route 100. Nearby residential construction and townhomes provide surrounding development context. Water service is supplied by a well and wastewater is handled by a septic system.
The property is approximately 5 minutes from I-78 and 7 minutes from downtown Fogelsville and Route 100. Nearby residential construction and townhomes provide surrounding development context. Water service is supplied by a well and wastewater is handled by a septic system.
Key Highlights
- 9,400‑square‑foot strip mall on 2.18 acres
- Built in 1995 with brick construction
- Existing pizza restaurant and nail salon tenants
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
$64,065
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
4.93%
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%
$1,281,300
$1.3M
Cap Rate 7%
$915,214
$915.2K
Cap Rate 9%
$711,833
$711.8K
Market Conditions
NOI Build-Up for 9,400 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
$99.3K $10.56/SF
− Vacancy
−$7.7K −$0.82/SF
EGI
$91.5K $9.74/SF
− OpEx
−$27.5K −$2.92/SF
NOI
$64.1K $6.82/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$1,281,300
Cap Rate 7%
$915,214
Cap Rate 9%
$711,833
Alternative Uses
Best Use
Retail
$915.2K
$800.8K – $1.07M
NOI $64,065 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$1.38M
$1.21M – $1.61M
NOI $96,761 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 18051, PA
3,343
Population
1,349
Households
2.5
Avg Household Size
46
Median Age
46%
College-Educated
97%
High-School Grad
8.0 sq mi
ZIP Area
418
Density / Sq Mi
$133,071
Median Household Income
$62,664
Median Earnings
$1,197
Median Rent
$443,700
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?
Strip mall - Multi-suite retail property with existing restaurant and salon tenants, on-site parking, and suites available for immediate occupancy.
Where is this strip mall located?
The property is located at 2374 Seipstown Road Fogelsville, PA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 9,400‑square‑foot strip mall on 2.18 acres; Built in 1995 with brick construction; Existing pizza restaurant and nail salon tenants
