Pizza Restaurant with Liquor
For Sale
$2,650,000
601 Front Street, Catasauqua, PA 18032
CommercialSale, Catasauqua Boro, PA
Property Size9,584 SF
Lot Size0.18 Acres
Price / SF$276.50
Days on Market102
Property Features for 601 Front Street
General Information
Property type
Commercial Sale
Property subtype
Apartment
Parking features
On Street
Directions
From Airport Rd take Race St to Right on Front to properties on cormer of Front & Pine
Subdivision
Catasauqua
Standard status
Active
APN
549899434863 001
Size
9,584 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
8471
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1890
Listing Agency:
RE/MAX Real Estate · RE/MAX International
(610) 770-9000
Listed By:
Jeffrey S. Adams · License #AB068781
(610) 972-5323
Added: May 28
Changed: Aug 19
Last Checked: Sep 6 at 8:06AM
MLS# 777972
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 offering combines an established pizza restaurant with the underlying real estate, furniture, fixtures, and equipment. The sale also includes an R Liquor License authorizing Sunday sales and ready-to-drink alcoholic beverages. The restaurant property contains 9,584 square feet on 0.175 acres and was built in 1890. Central air conditioning, on-street parking, public water, and public sewer serve the property.
The package includes the neighboring property at 101 Pine Street. That building has a commercial tenant on the first floor and two residential apartments above, adding a mixed-use component to the offering. The additional real estate is part of the sale and provides both commercial and residential space within the same investment package.
The package includes the neighboring property at 101 Pine Street. That building has a commercial tenant on the first floor and two residential apartments above, adding a mixed-use component to the offering. The additional real estate is part of the sale and provides both commercial and residential space within the same investment package.
Key Highlights
- Operating pizza restaurant offered with real estate, furniture, fixtures, and equipment
- R Liquor License permits Sunday sales and ready‑to‑drink alcoholic beverages
- 9,584‑square‑foot property on 0.175 acres
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
$98,655
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
3.72%
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%
$1,973,100
$2.0M
Cap Rate 7%
$1,409,357
$1.4M
Cap Rate 9%
$1,096,167
$1.1M
Market Conditions
NOI Build-Up for 9,584 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
$172.5K $18.00/SF
− Vacancy
−$14.7K −$1.53/SF
EGI
$157.8K $16.47/SF
− OpEx
−$59.2K −$6.18/SF
NOI
$98.7K $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%
$1,973,100
Cap Rate 7%
$1,409,357
Cap Rate 9%
$1,096,167
Alternative Uses
Best Use
Mixed Use
$1.41M
$1.23M – $1.64M
NOI $98,655 @ 7.0% cap · market cap 3.72%
Second Best
Specialty Retail
$1.10M
$958.5K – $1.28M
NOI $76,678 @ 7.0% cap · market cap 2.89%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 18032, PA
9,489
Population
4,142
Households
2.3
Avg Household Size
40
Median Age
30%
College-Educated
94%
High-School Grad
2.0 sq mi
ZIP Area
4,745
Density / Sq Mi
$79,700
Median Household Income
$47,066
Median Earnings
$1,078
Median Rent
$213,500
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?
Conventional restaurant - Sale includes the operating business, real estate, furnishings, equipment, and an R Liquor License.
Where is this conventional restaurant located?
The property is located at 601 Front Street Catasauqua, PA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Operating pizza restaurant offered with real estate, furniture, fixtures, and equipment; R Liquor License permits Sunday sales and ready‑to‑drink alcoholic beverages; 9,584‑square‑foot property on 0.175 acres
