Storefront Retail
For Sale
$800,000
328 E Lawn Street, Nazareth, PA 18064
CommercialSale, Upper Nazareth Twp, PA
Property Size4,077 SF
Lot Size0.55 Acres
Price / SF$196.22
Days on Market406
Property Features for 328 E Lawn Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
TD6
Parking
8
Parking features
Garage, Driveway, Parking Lot, Off Street
Interior features
Storage
Elementary school district
Nazareth
Middle school district
Nazareth
High school district
Nazareth
Directions
Directions will be provided under the Confidentiality Agreement
Subdivision
Upper Nazareth
Standard status
Active
APN
J8NW4 15 5 0432
Size
4,077 SF
Lot size
0.55 Acres
Taxes and HOA fees
Tax Annual Amount
3632
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Window Unit(s), Wall Unit(s)
Water source
Public
Building Details
Year built
1900
Number of units
2
Building materials
Block, Frame, Masonry, Concrete, VinylSiding, WoodSiding
Additional Structures
Storage
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Randy Beitler
(610) 393-9629
Added: Aug 11, 2025
Changed: Sep 12
Last Checked: Sep 20 at 8:06PM
MLS# 761600
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 storefront retail property includes a 4,077-square-foot building on 0.551 acres, along with the operating outdoor sports retail business and its inventory. The building features storage space and an attached two-bedroom apartment. Parking is provided through a driveway, garage, parking lot, and additional off-street areas.
Located on a roadway carrying approximately 7,600 vehicles per day, the property is in Upper Nazareth Township and is zoned TD6. Built in 1900, the structure has block, frame, masonry, concrete, vinyl siding, and wood siding components. Public water and public sewer serve the property, with oil heat and window and wall unit cooling.
Located on a roadway carrying approximately 7,600 vehicles per day, the property is in Upper Nazareth Township and is zoned TD6. Built in 1900, the structure has block, frame, masonry, concrete, vinyl siding, and wood siding components. Public water and public sewer serve the property, with oil heat and window and wall unit cooling.
Key Highlights
- 4,077‑square‑foot retail building on 0.551 acres
- Outdoor sports retail business and inventory included
- Attached two‑bedroom apartment
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
$31,576
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
3.95%
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%
$631,520
$631.5K
Cap Rate 7%
$451,086
$451.1K
Cap Rate 9%
$350,844
$350.8K
Market Conditions
NOI Build-Up for 4,077 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
$48.9K $12.00/SF
− Vacancy
−$3.8K −$0.94/SF
EGI
$45.1K $11.06/SF
− OpEx
−$13.5K −$3.32/SF
NOI
$31.6K $7.74/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /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%
$631,520
Cap Rate 7%
$451,086
Cap Rate 9%
$350,844
Alternative Uses
Best Use
Retail
$451.1K
$394.7K – $526.3K
NOI $31,576 @ 7.0% cap · market cap 3.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$773.3K
$676.6K – $902.2K
NOI $54,130 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7,600 VPD
Traffic count
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail property with an attached two-bedroom apartment, off-street parking, and included business inventory.
Where is this storefront property located?
The property is located at 328 E Lawn Street Nazareth, PA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 4,077‑square‑foot retail building on 0.551 acres; Outdoor sports retail business and inventory included; Attached two‑bedroom apartment
