Mixed-Use Property With
New
For Sale
$420,000
104 N 4th Street Reading Pa, Reading, PA 19601
Ground-floor restaurant space is paired with residential capacity on the upper level.
Property Size1,742 SF
Price / SF$241.10
Days on Market2
Property Features for 104 N 4th Street Reading Pa
General Information
Standard status
Active
Size
1,742 SF
Property subtype
Business Opportunity
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker Realty
(484) 721-0045
Listed By:
Myriam Dorsainville · License #RS370059
Source:
Kandorre
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 14 at 9:15AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a fully equipped restaurant on the ground floor with residential capacity above. The configuration supports both commercial and residential functions within the same building, offering an established restaurant component alongside upper-level living space.
Built in 1900, the property is located at 104 N 4th Street in Reading, Pennsylvania. The building’s two-part layout provides a clear separation between the restaurant and residential areas.
Built in 1900, the property is located at 104 N 4th Street in Reading, Pennsylvania. The building’s two-part layout provides a clear separation between the restaurant and residential areas.
Key Highlights
- Fully equipped restaurant occupies the ground floor
- Residential capacity is positioned above the restaurant
- Mixed‑use configuration combines commercial and residential functions
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
$17,334
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
4.13%
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%
$346,680
$346.7K
Cap Rate 7%
$247,629
$247.6K
Cap Rate 9%
$192,600
$192.6K
Market Conditions
NOI Build-Up for 1,742 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
$24.5K $14.04/SF
− Vacancy
−$1.3K −$0.77/SF
EGI
$23.1K $13.27/SF
− OpEx
−$5.8K −$3.32/SF
NOI
$17.3K $9.95/SF
Area
Berks County, PA
Vacancy
5.50%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
25.00%
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%
$346,680
Cap Rate 7%
$247,629
Cap Rate 9%
$192,600
Alternative Uses
Best Use
Specialty Retail
$247.6K
$216.7K – $288.9K
NOI $17,334 @ 7.0% cap · market cap 4.13%
Second Best
Mixed Use
$246.4K
$215.6K – $287.4K
NOI $17,246 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$286.0K
$250.2K – $333.6K
NOI $20,018 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 19601, PA
35,477
Population
14,024
Households
2.5
Avg Household Size
34
Median Age
12%
College-Educated
73%
High-School Grad
3.8 sq mi
ZIP Area
9,336
Density / Sq Mi
$41,133
Median Household Income
$30,433
Median Earnings
$986
Median Rent
$110,700
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 - Ground-floor restaurant space is paired with residential capacity on the upper level.
Where is this mixed-use property located?
The property is located at 104 N 4th Street Reading Pa Reading, PA.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Fully equipped restaurant occupies the ground floor; Residential capacity is positioned above the restaurant; Mixed‑use configuration combines commercial and residential functions
