Renovated Two-Story Mixed-Use
New
For Sale
$1,350,000
1028 Broadway, Bethlehem, PA 18015
Includes a commercial kitchen, bar areas, and an upper-level deck.
Property Size4,130 SF
Days on Market7
Property Features for 1028 Broadway
General Information
Standard status
Active
Size
4,130 SF
Property subtype
Mixed Use
Additional Details
Patio
Yes
Taxes and HOA fees
Annual Taxes
$9,746
Building Details
Building Size
4,130 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
I-Do Real Estate
(484) 633-8028
Listed By:
Mario Peralta
Source:
Bhhspaulfordrealtors
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 28 at 7:52PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of I-Do Real Estate
Investment Insights
Based on property information with market context.
Built in 1900 and renovated, this two-story mixed-use commercial building combines historic materials with specialized hospitality improvements. Interior features include stone walls, hardwood floors, custom bar areas, and a commercial kitchen. An upper-level deck adds outdoor space for seating and entertainment.
The property is located at 1028 Broadway in Fountain Hill Boro, Pennsylvania. Its existing configuration may accommodate a restaurant, upscale lounge, event venue, banquet hall, or another creative commercial concept, subject to zoning and municipal approval.
The property is located at 1028 Broadway in Fountain Hill Boro, Pennsylvania. Its existing configuration may accommodate a restaurant, upscale lounge, event venue, banquet hall, or another creative commercial concept, subject to zoning and municipal approval.
Key Highlights
- Renovated two‑story commercial building built in 1900
- Commercial kitchen with custom bar areas
- Upper‑level deck for outdoor seating and entertainment
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
$42,513
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
3.15%
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%
$850,260
$850.3K
Cap Rate 7%
$607,329
$607.3K
Cap Rate 9%
$472,367
$472.4K
Market Conditions
NOI Build-Up for 4,130 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
$74.3K $18.00/SF
− Vacancy
−$6.3K −$1.53/SF
EGI
$68.0K $16.47/SF
− OpEx
−$25.5K −$6.18/SF
NOI
$42.5K $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%
$850,260
Cap Rate 7%
$607,329
Cap Rate 9%
$472,367
Alternative Uses
Best Use
Mixed Use
$607.3K
$531.4K – $708.6K
NOI $42,513 @ 7.0% cap · market cap 3.15%
Second Best
Specialty Retail
$472.0K
$413.0K – $550.7K
NOI $33,043 @ 7.0% cap · market cap 2.45%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
33k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 28%
McDonald's
Dining
23,780 visits/mo
0.5 miles
TD Bank
Shops & Services
6,181 visits/mo
0.4 miles
AutoZone
Shops & Services
2,935 visits/mo
0.4 miles
Demographics for 18015, PA
33,286
Population
12,867
Households
2.6
Avg Household Size
32
Median Age
31%
College-Educated
87%
High-School Grad
23.2 sq mi
ZIP Area
1,435
Density / Sq Mi
$58,470
Median Household Income
$32,703
Median Earnings
$1,310
Median Rent
$243,100
Median Home Value
Market
Vacancy Rate% for Retail 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 - Includes a commercial kitchen, bar areas, and an upper-level deck.
Where is this mixed-use property located?
The property is located at 1028 Broadway Bethlehem, PA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Renovated two‑story commercial building built in 1900; Commercial kitchen with custom bar areas; Upper‑level deck for outdoor seating and entertainment
