Flexible Office Building with
For Sale
$400,000
431 Delaware Avenue, Palmerton, PA 18071
CommercialSale, Palmerton Boro, PA
Property Size5,958 SF
Lot Size0.38 Acres
Price / SF$67.14
Days on Market340
Property Features for 431 Delaware Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CD
Parking
30
Parking features
On Street, Off Street, Parking Lot
Elementary school district
Palmerton
Middle school district
Palmerton
High school district
Palmerton
Directions
From 248 Take the Palmerton Exit, Continue onto Delaware Avenue, Property is on the left. To the left of Palmerton Borough Hall.
Subdivision
Palmerton
Standard status
Active
APN
42A 48 D38, 42A-48-D39.01
Size
5,958 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Annual Amount
10190
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Building materials
Block, Concrete, Stucco
Roof type
Flat
Listing Agency:
Keller Williams Real Estate · Keller Williams Realty
(610) 826-8100
Listed By:
Jim Christman
(570) 421-2890
Added: Sep 24, 2025
Changed: Aug 19
Last Checked: Aug 29 at 3:06AM
MLS# 764920
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.
Located at 431 Delaware Avenue in Palmerton Borough, this 5,958-square-foot office building occupies a 0.38-acre parcel with 112 feet of frontage and 160 feet of depth. The concrete block, concrete, and stucco structure was built in 1930 and includes a flat roof, slab construction, central air, natural gas boiler heat, and 3-phase electric service.
The interior is organized for a range of office operations, with a reception area, conference rooms, six private offices, open workspace, a workshop or copy room, breakroom and kitchen space, utility and storage rooms, and four bathrooms. Clear-span construction and 13-foot ceilings add flexibility to the layout. The property also provides 30 off-street parking spaces, along with on-street parking, and is served by public water and public sewer.
The interior is organized for a range of office operations, with a reception area, conference rooms, six private offices, open workspace, a workshop or copy room, breakroom and kitchen space, utility and storage rooms, and four bathrooms. Clear-span construction and 13-foot ceilings add flexibility to the layout. The property also provides 30 off-street parking spaces, along with on-street parking, and is served by public water and public sewer.
Key Highlights
- 5,958‑square‑foot office building on a 0.38‑acre parcel
- 112 feet of frontage and 160 feet of depth
- 30 off‑street parking spaces, plus on‑street parking
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
$32,345
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
8.09%
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%
$646,900
$646.9K
Cap Rate 7%
$462,071
$462.1K
Cap Rate 9%
$359,389
$359.4K
Market Conditions
NOI Build-Up for 5,958 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
$46.5K $7.80/SF
− Vacancy
−$3.3K −$0.56/SF
EGI
$43.1K $7.24/SF
− OpEx
−$10.8K −$1.81/SF
NOI
$32.3K $5.43/SF
Area
Carbon County, PA
Vacancy
7.20%
Lease Rate
$7.80 /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%
$646,900
Cap Rate 7%
$462,071
Cap Rate 9%
$359,389
Alternative Uses
Best Use
Office B
$462.1K
$404.3K – $539.1K
NOI $32,345 @ 7.0% cap · market cap 8.09%
Second Best
Industrial
$383.1K
$335.2K – $446.9K
NOI $26,815 @ 7.0% cap · market cap 6.70%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.37M
NOI $81,934 @ 7.0% cap · market cap 20.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13 ft
Clear height
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Explore this area
Business Placement
Demographics for 18071, PA
10,688
Population
5,082
Households
2.1
Avg Household Size
45
Median Age
16%
College-Educated
89%
High-School Grad
31.1 sq mi
ZIP Area
344
Density / Sq Mi
$70,996
Median Household Income
$43,479
Median Earnings
$949
Median Rent
$195,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Downtown commercial property with adaptable rooms, private offices, central air, and natural gas heating.
Where is this office building located?
The property is located at 431 Delaware Avenue Palmerton, PA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 5,958‑square‑foot office building on a 0.38‑acre parcel; 112 feet of frontage and 160 feet of depth; 30 off‑street parking spaces, plus on‑street parking
