Corner-Visible Mixed-Use
For Sale
$850,000
449 N 10th Street, Allentown, PA 18102
COMMERCIAL - Allentown, PA
Property Size4,807 SF
Lot Size0.05 Acres
Price / SF$176.83
Days on Market46
Property Features for 449 N 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Basement
Partial, Unfinished
Standard status
Active
APN
02 08 G09SE4A 008 047
Size
4,807 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Property Address: 0449 N 10th St /Tile Number: 475916A/School District: Allentown School District /Family Rooms: 0
Tax Annual Amount
5911
Legal Description
Property Address: 0449 N 10th St /Tile Number: 475916A/School District: Allentown School District /Family Rooms: 0
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1885
Floors in Building
3
Flooring type
Vinyl, Tile
Listing Agency:
Real of Pennsylvania-Brodheadsville
(855) 450-0442
Listed By:
Heather Rai Schierloh · License #RS353453
(570) 977-0770
Added: Jul 20
Changed: Aug 5
Last Checked: Sep 3 at 2:06PM
MLS# PM-143183
Copyright © 2026 Pocono Mountains Association of 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 fully renovated mixed-use building combines one street-level commercial storefront with three residential rental units on the floors above. The main level includes one highly visible corner storefront designed for retail, office, or service-based businesses. The residential portion features one 1-bedroom apartment and two 2-bedroom apartments, each with modern kitchens and remodeled bathrooms. Interior updates include luxury vinyl plank flooring, fresh finishes, and vinyl replacement windows. Flooring throughout includes tile and vinyl.
Originally built in 1885, the property has undergone a complete interior and exterior renovation while maintaining its timeless character. The building totals 4,807 square feet of gross building area and features natural gas heating with public water and public sewer.
Floor plans for each level are included in the listing documents for your convenience.
Originally built in 1885, the property has undergone a complete interior and exterior renovation while maintaining its timeless character. The building totals 4,807 square feet of gross building area and features natural gas heating with public water and public sewer.
Floor plans for each level are included in the listing documents for your convenience.
Key Highlights
- Four‑story mixed‑use configuration with one street‑level commercial storefront and three residential units above
- Residential mix: one 1‑bedroom and two 2‑bedroom apartments
- Over 4,807 SF gross building area
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
$59,207
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
6.97%
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%
$1,184,140
$1.2M
Cap Rate 7%
$845,814
$845.8K
Cap Rate 9%
$657,856
$657.9K
Market Conditions
NOI Build-Up for 4,807 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
$89.4K $18.60/SF
− Vacancy
−$4.8K −$1.00/SF
EGI
$84.6K $17.60/SF
− OpEx
−$25.4K −$5.28/SF
NOI
$59.2K $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%
$1,184,140
Cap Rate 7%
$845,814
Cap Rate 9%
$657,856
Alternative Uses
Best Use
Retail
$845.8K
$740.1K – $986.8K
NOI $59,207 @ 7.0% cap · market cap 6.97%
Second Best
Multifamily LT 5
$720.3K
$630.3K – $840.4K
NOI $50,423 @ 7.0% cap · market cap 5.93%
Theoretical Best
Specialty Retail
$944.4K
$826.3K – $1.10M
NOI $66,106 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,777
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully renovated mixed-use building with a street-level storefront and three modern residential rental units above.
Where is this mixed-use property located?
The property is located at 449 N 10th Street Allentown, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four‑story mixed‑use configuration with one street‑level commercial storefront and three residential units above; Residential mix: one 1‑bedroom and two 2‑bedroom apartments; Over 4,807 SF gross building area
