Three-Level Office
For Sale
$2,333,375
5250 Freemansburg Avenue, Easton, PA 18045
CommercialSale, Bethlehem Twp, PA
Property Size13,905 SF
Lot Size1.34 Acres
Price / SF$167.81
Days on Market150
Property Features for 5250 Freemansburg Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
MDR
Parking
31
Parking features
Parking Lot
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
Route 22 to 33 South/ I-78 to Freemansburg Ave. Property will be on Left.
Subdivision
Bethlehem Twp.
Standard status
Active
APN
N7 14 7B-2 0205
Size
13,905 SF
Lot size
1.34 Acres
Taxes and HOA fees
Tax Annual Amount
35113
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Well
Amenities
Separate Entrance
Building Details
Year built
2015
Listing Agency:
Keller Williams Allentown · Keller Williams Realty
(610) 435-1800
Listed By:
Ryan B. McGeehan · License #AB068951
(610) 435-1800
Added: Apr 2
Changed: Aug 19
Last Checked: Aug 29 at 3:06AM
MLS# 774317
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.
Built in 2015, this three-level office building combines an occupied ground-floor dental practice with vacant space on the lower and second levels. The second floor is in shell condition and measures approximately 4,400 SF, while the lower level has its own entrance and can accommodate office, professional, fitness, or yoga uses. An elevator serves the building, and the property includes central air, natural gas heat, a parking lot, and public sewer. The property is zoned MDR and occupies 1.34 acres.
The building is positioned at the corner of Freemansburg Avenue and Farmersville Road in Bethlehem Township, Pennsylvania. A proposed traffic signal has been identified for the intersection, although a construction schedule has not been established. The address is 5250 Freemansburg Avenue, Bethlehem Township, PA 18045.
The building is positioned at the corner of Freemansburg Avenue and Farmersville Road in Bethlehem Township, Pennsylvania. A proposed traffic signal has been identified for the intersection, although a construction schedule has not been established. The address is 5250 Freemansburg Avenue, Bethlehem Township, PA 18045.
Key Highlights
- Ground‑floor dental practice supported by a long‑term lease
- Approximately +/-4,400 SF of second‑floor shell space
- Lower level includes a separate entrance
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
$144,230
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
6.18%
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%
$2,884,600
$2.9M
Cap Rate 7%
$2,060,429
$2.1M
Cap Rate 9%
$1,602,556
$1.6M
Market Conditions
NOI Build-Up for 13,905 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
$208.6K $15.00/SF
− Vacancy
−$16.3K −$1.17/SF
EGI
$192.3K $13.83/SF
− OpEx
−$48.1K −$3.46/SF
NOI
$144.2K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$2,884,600
Cap Rate 7%
$2,060,429
Cap Rate 9%
$1,602,556
Alternative Uses
Best Use
Office B
$2.06M
$1.80M – $2.40M
NOI $144,230 @ 7.0% cap · market cap 6.18%
Second Best
Healthcare Medical
$1.45M
$1.27M – $1.69M
NOI $101,538 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$2.64M
$2.31M – $3.08M
NOI $184,614 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Explore this area
Business Placement
Demographics for 18045, PA
30,317
Population
12,250
Households
2.5
Avg Household Size
46
Median Age
44%
College-Educated
95%
High-School Grad
19.3 sq mi
ZIP Area
1,571
Density / Sq Mi
$109,068
Median Household Income
$57,146
Median Earnings
$1,802
Median Rent
$301,300
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 - Office property with an occupied dental practice, flexible vacant areas, elevator service, and on-site parking.
Where is this office building located?
The property is located at 5250 Freemansburg Avenue Easton, PA.
What is the asking price?
The asking price for this property is $2,333,375.
What are key features of this property?
This property features: Ground‑floor dental practice supported by a long‑term lease; Approximately +/-4,400 SF of second‑floor shell space; Lower level includes a separate entrance
