Mixed-Use Property with Redevelopment
For Sale
$7,500,000
915 921 W Hamilton Street, Allentown, PA 18101
CommercialSale, Allentown City, PA
Property Size18,124 SF
Lot Size0.46 Acres
Price / SF$413.82
Days on Market447
Property Features for 915 921 W Hamilton Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
B-2-CENTRAL BUSINESS
Parking
40
Elementary school district
Allentown
Middle school district
Allentown
High school district
Allentown
Directions
: Route 22 to Route 145 S, Right on Linden St, Left on N Fountain St, Left on Hamilton St.
Subdivision
Allentown-Central
Standard status
Active
APN
549790706678001
Size
18,124 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Annual Amount
38863
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Wall Unit(s), Central Air
Water source
Public
Building Details
Year built
1900
Building materials
Brick, Masonry
Roof type
Flat
Listing Agency:
CENTURY 21 Keim Realtors · Century 21 Real Estate
(610) 395-0393
Listed By:
Loren K. Keim Jr. · License #RB-045762-L
(877) 208-4158
Added: Jun 9, 2025
Changed: Aug 20
Last Checked: Aug 29 at 7:06AM
MLS# 759010
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 mixed-use property comprises five brick and masonry buildings totaling 18,124 square feet on a 0.458-acre corner site. The existing configuration includes 21 units: four storefronts and 17 residential units. Improvements date to 1900 and include natural gas heat, wall-unit and central air conditioning, public water, public sewer, and flat roofs.
The property is located at Hamilton and Fountain streets in Allentown’s NIZ tax opportunity zone, on the same block as PPL Tower. It backs onto an Allentown Authority parking garage and is zoned B-2-CENTRAL BUSINESS. Conceptual renderings have been prepared for an 11-story, 300-unit hotel with underground parking, an office building, and a mixed-use concept with ground-floor retail, second-floor office space, and seven to 10 stories of apartments.
The property is located at Hamilton and Fountain streets in Allentown’s NIZ tax opportunity zone, on the same block as PPL Tower. It backs onto an Allentown Authority parking garage and is zoned B-2-CENTRAL BUSINESS. Conceptual renderings have been prepared for an 11-story, 300-unit hotel with underground parking, an office building, and a mixed-use concept with ground-floor retail, second-floor office space, and seven to 10 stories of apartments.
Key Highlights
- 0.458‑acre corner site at Hamilton and Fountain streets
- 18,124‑square‑foot assemblage of 5 buildings
- 21 existing units: 4 storefronts and 17 residential units
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
$223,232
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
2.98%
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%
$4,464,640
$4.5M
Cap Rate 7%
$3,189,029
$3.2M
Cap Rate 9%
$2,480,356
$2.5M
Market Conditions
NOI Build-Up for 18,124 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
$337.1K $18.60/SF
− Vacancy
−$18.2K −$1.00/SF
EGI
$318.9K $17.60/SF
− OpEx
−$95.7K −$5.28/SF
NOI
$223.2K $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%
$4,464,640
Cap Rate 7%
$3,189,029
Cap Rate 9%
$2,480,356
Alternative Uses
Best Use
Retail
$3.19M
$2.79M – $3.72M
NOI $223,232 @ 7.0% cap · market cap 2.98%
Second Best
Mixed Use
$2.53M
$2.21M – $2.95M
NOI $176,981 @ 7.0% cap · market cap 2.36%
Theoretical Best
Specialty Retail
$3.56M
$3.12M – $4.15M
NOI $249,241 @ 7.0% cap · market cap 3.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17
Residential units
Location Intelligence
Trade Area within ½ mile
3,558
Businesses Nearby
Explore this area
Business Placement
Demographics for 18101, PA
5,108
Population
2,686
Households
1.9
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
0.3 sq mi
ZIP Area
17,027
Density / Sq Mi
$41,542
Median Household Income
$34,397
Median Earnings
$1,337
Median Rent
$153,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner assemblage with storefront and residential occupancy in the NIZ tax opportunity zone.
Where is this mixed-use property located?
The property is located at 915 921 W Hamilton Street Allentown, PA.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: 0.458‑acre corner site at Hamilton and Fountain streets; 18,124‑square‑foot assemblage of 5 buildings; 21 existing units: 4 storefronts and 17 residential units
