Three-Story Mixed-Use
For Sale
$2,000,000
81 W Broad Street, Bethlehem, PA 18018
CommercialSale, Bethlehem City, PA
Property Size6,666 SF
Lot Size0.07 Acres
Price / SF$300.03
Days on Market138
Property Features for 81 W Broad Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
04CB
Parking features
Garage, Off Street
Interior features
Storage
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
Historic Downtown Bethlehem Exit on 378. Left on Broad Street, cross over bridge and Main St. and the property will be on the right side between Main St. and Guetter Street.
Subdivision
Bethlehem-North
Standard status
Active
APN
P6NE1D 10 5B 0204
Size
6,666 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
10821
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating), Electric (Heating)
Cooling system
Ceiling Fan(s), Ductless, Zoned, Central Air
Water source
Public
Building Details
Year built
1900
Building materials
Brick, Block, Frame, Masonry, Concrete
Roof type
Flat
Additional Structures
Storage
Listing Agency:
Paranee Properties
(610) 691-7106
Listed By:
Linda Villani · License #RS226701L
(610) 657-9515
Added: Apr 24
Changed: Sep 5
Last Checked: Sep 8 at 8:06PM
MLS# 775689
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.
The Broad St. Market House is a three-story mixed-use property offered in its entirety within Bethlehem’s Business Commercial District. The 6,666-square-foot building includes multiple commercial areas, storage, and an enclosed interior passage known as The Arcade. The first-floor front space is configured for restaurant use with central air conditioning, two private bathrooms, hardwood floors, and an exhaust hood. Tenancies are currently month to month.
The Arcade measures approximately 11.5 by 102 feet and features a 30-foot ceiling. It connects W. Broad Street with the Sun Inn Courtyard and benefits from events held in the surrounding area. The lower-level front commercial space has undergone recent plumbing, electrical, heating, cooling, and concrete-floor renovations. Additional property features include brick, block, frame, masonry, and concrete construction, public water and sewer, ductless and central air systems, and garage and off-street parking.
The Arcade measures approximately 11.5 by 102 feet and features a 30-foot ceiling. It connects W. Broad Street with the Sun Inn Courtyard and benefits from events held in the surrounding area. The lower-level front commercial space has undergone recent plumbing, electrical, heating, cooling, and concrete-floor renovations. Additional property features include brick, block, frame, masonry, and concrete construction, public water and sewer, ductless and central air systems, and garage and off-street parking.
Key Highlights
- 6,666‑square‑foot mixed‑use building offered in its entirety
- Three‑story property in Bethlehem’s Business Commercial District
- The Arcade measures approximately 11.5 by 102 feet with a 30‑foot ceiling
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
$68,618
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
3.43%
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%
$1,372,360
$1.4M
Cap Rate 7%
$980,257
$980.3K
Cap Rate 9%
$762,422
$762.4K
Market Conditions
NOI Build-Up for 6,666 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
$120.0K $18.00/SF
− Vacancy
−$10.2K −$1.53/SF
EGI
$109.8K $16.47/SF
− OpEx
−$41.2K −$6.18/SF
NOI
$68.6K $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%
$1,372,360
Cap Rate 7%
$980,257
Cap Rate 9%
$762,422
Alternative Uses
Best Use
Mixed Use
$980.3K
$857.7K – $1.14M
NOI $68,618 @ 7.0% cap · market cap 3.43%
Second Best
Specialty Retail
$761.9K
$666.7K – $888.9K
NOI $53,332 @ 7.0% cap · market cap 2.67%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
2,192
Businesses Nearby
Explore this area
Business Placement
Demographics for 18018, PA
32,388
Population
14,669
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,228
Density / Sq Mi
$71,968
Median Household Income
$43,471
Median Earnings
$1,261
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Office 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 - Brick commercial building with restaurant improvements, office potential, storage, and a central passage linking Broad Street with the Sun Inn Courtyard.
Where is this mixed-use property located?
The property is located at 81 W Broad Street Bethlehem, PA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 6,666‑square‑foot mixed‑use building offered in its entirety; Three‑story property in Bethlehem’s Business Commercial District; The Arcade measures approximately 11.5 by 102 feet with a 30‑foot ceiling
