Mixed-Use Property With
For Sale
$3,950,000
2946 MacArthur Road, Whitehall, PA 18052
CommercialSale, Whitehall Twp, PA
Property Size24,367 SF
Lot Size4.21 Acres
Price / SF$162.10
Days on Market353
Property Features for 2946 MacArthur Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1-Neighborhood Commerci
Elementary school district
Whitehall-Coplay
Middle school district
Whitehall-Coplay
High school district
Whitehall-Coplay
Directions
North on 145. Make a left onto Mechanicsville Road. Make a left into the Driveway just pass the McDonalds.
Subdivision
Whitehall
Standard status
Active
APN
549827759218 001
Size
24,367 SF
Lot size
4.21 Acres
Taxes and HOA fees
Tax Annual Amount
28716
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Building materials
AluminumSiding, Asphalt, Brick, Masonry, MetalSiding, Stone, VinylSiding
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Steven G. Haddad
(610) 398-0411
Added: Sep 10, 2025
Changed: Aug 19
Last Checked: Aug 28 at 8:06PM
MLS# 763154
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 property comprises 4 contiguous parcels with 24,367 square feet of improvements. Existing structures include a store and showroom with an attached home, a repair shop with drive-in doors, a steel canopy, multiple garages and workshops, an office building, and covered outdoor storage. The site also includes an 11,840-square-foot steel warehouse with a 22-foot ceiling, clear-span design, concrete floor, heating system, and two 14-foot drive-in doors. A fully leased, updated 6-unit apartment building provides a residential component, while a Victorian brick building is partially renovated.
Authorized access is available from MacArthur Road and Mechanicsville Road, adjacent to a signalized intersection. The property is zoned C-1-Neighborhood Commerci and has public water, public sewer, and central air. The existing improvements support a range of commercial, automotive, retail, service, and institutional applications identified for the property.
Authorized access is available from MacArthur Road and Mechanicsville Road, adjacent to a signalized intersection. The property is zoned C-1-Neighborhood Commerci and has public water, public sewer, and central air. The existing improvements support a range of commercial, automotive, retail, service, and institutional applications identified for the property.
Key Highlights
- 4 contiguous parcels with HOP authorized access to MacArthur Rd and Mechanicsville Rd
- 11,840 sq ft steel warehouse with 22 ft ceiling, clear span, concrete floor, heating system, and two 14 ft drive‑in doors
- Fully leased and updated 6‑unit apartment building
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
$250,828
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
6.35%
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%
$5,016,560
$5.0M
Cap Rate 7%
$3,583,257
$3.6M
Cap Rate 9%
$2,786,978
$2.8M
Market Conditions
NOI Build-Up for 24,367 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
$438.6K $18.00/SF
− Vacancy
−$37.3K −$1.53/SF
EGI
$401.3K $16.47/SF
− OpEx
−$150.5K −$6.18/SF
NOI
$250.8K $10.29/SF
Area
Lehigh County, PA
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$5,016,560
Cap Rate 7%
$3,583,257
Cap Rate 9%
$2,786,978
Alternative Uses
Best Use
Mixed Use
$3.58M
$3.14M – $4.18M
NOI $250,828 @ 7.0% cap · market cap 6.35%
Second Best
Warehouse
$3.15M
$2.76M – $3.68M
NOI $220,562 @ 7.0% cap · market cap 5.58%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
2
Drive-in doors
6
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
Explore this area
Business Placement
Demographics for 18052, PA
29,317
Population
12,193
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
92%
High-School Grad
12.8 sq mi
ZIP Area
2,290
Density / Sq Mi
$69,499
Median Household Income
$39,491
Median Earnings
$1,387
Median Rent
$247,100
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple commercial and residential improvements occupy a highly visible assemblage with authorized access from two roads.
Where is this mixed-use property located?
The property is located at 2946 MacArthur Road Whitehall, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 4 contiguous parcels with HOP authorized access to MacArthur Rd and Mechanicsville Rd; 11,840 sq ft steel warehouse with 22 ft ceiling, clear span, concrete floor, heating system, and two 14 ft drive‑in doors; Fully leased and updated 6‑unit apartment building
