Mixed-Use Property with
New
For Sale
$389,000
1000 Ferry Street, Easton, PA 18042
CommercialSale, Easton, PA
Property Size2,322 SF
Lot Size0.07 Acres
Price / SF$167.53
Days on Market6
Property Features for 1000 Ferry Street
General Information
Property type
Commercial Sale
Property subtype
Apartment
Zoning
R-md
Parking
2
Parking features
Garage
Directions
FROM ROUTE 22 TAKE EXIT TOWARD 13TH ST MERGE ONTO WOOD AVE. TURN RIGHT ONTO 10TH ST AND TURN RIGHT ON FERRY ST
Subdivision
Easton
Standard status
Active
APN
L9SE1D9110310
Size
2,322 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
3238
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Electric (Heating)
Water source
Public
Building Details
Year built
1920
Listing Agency:
BetterHomes&GardensRE/Cassidon
(610) 882-3135
Listed By:
Marta C. Gandia
(610) 762-5838
Added: Aug 27
Changed: Aug 28
Last Checked: Sep 1 at 10:06AM
MLS# 783535
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 1920, this 2,322-square-foot mixed-use property combines a first-floor commercial storefront with a second-floor three-bedroom apartment. Both units are occupied, and each has separately metered utilities. The property sits on a 0.067-acre lot and includes a garage, public water, and public sewer service.
Located near Downtown Easton, the property carries R-md zoning and is offered as-is. The sale includes the real estate only; the operating business is excluded. The two-level configuration provides separate commercial and residential components within one compact building.
Located near Downtown Easton, the property carries R-md zoning and is offered as-is. The sale includes the real estate only; the operating business is excluded. The two-level configuration provides separate commercial and residential components within one compact building.
Key Highlights
- First‑floor commercial storefront paired with a second‑floor 3‑bedroom apartment
- Both units are currently occupied
- 2,322 square feet on a 0.067‑acre lot
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
$23,510
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
6.04%
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%
$470,200
$470.2K
Cap Rate 7%
$335,857
$335.9K
Cap Rate 9%
$261,222
$261.2K
Market Conditions
NOI Build-Up for 2,322 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
$41.8K $18.00/SF
− Vacancy
−$4.2K −$1.80/SF
EGI
$37.6K $16.20/SF
− OpEx
−$14.1K −$6.07/SF
NOI
$23.5K $10.13/SF
Area
Northampton County, PA
Vacancy
10.00%
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%
$470,200
Cap Rate 7%
$335,857
Cap Rate 9%
$261,222
Alternative Uses
Best Use
Mixed Use
$335.9K
$293.9K – $391.8K
NOI $23,510 @ 7.0% cap · market cap 6.04%
Second Best
Retail
$256.9K
$224.8K – $299.7K
NOI $17,983 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$440.4K
$385.4K – $513.8K
NOI $30,829 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,228
Businesses Nearby
Explore this area
Business Placement
Demographics for 18042, PA
44,026
Population
17,932
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
22.1 sq mi
ZIP Area
1,992
Density / Sq Mi
$75,806
Median Household Income
$40,015
Median Earnings
$1,245
Median Rent
$205,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Occupied storefront and three-bedroom apartment offer two distinct income-producing components with separately metered utilities.
Where is this mixed-use property located?
The property is located at 1000 Ferry Street Easton, PA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: First‑floor commercial storefront paired with a second‑floor 3‑bedroom apartment; Both units are currently occupied; 2,322 square feet on a 0.067‑acre lot
