Updated Retail Space with Open
For Sale
$785,000
106 CAMELLIA ROAD, Brodheadsville, PA 18322
Updated commercial space offers natural light, a private bathroom, and parking for customers and staff.
Property Size5,129 SF
Price / SF$153.05
Days on Market22
Property Features for 106 CAMELLIA ROAD
General Information
Standard status
Active
Size
5,129 SF
Property subtype
Commercial
Amenities
large open floor plan with abundant natural light
new flooring and paint
private bathroom
Building Details
Year Built
1974
Listing Agency:
Keller Williams Real Estate - Allentown
(610) 435-1800
Listed By:
AYON Abraham CODNER · License #RS324477
(610) 435-1800
Source:
Cummingsrealtors
Added: Aug 3
Changed: Aug 23
Last Checked: Aug 23 at 5:45AM
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 Keller Williams Real Estate - Allentown
Investment Insights
Based on property information with market context.
This 972-square-foot retail space at 106 Camellia Rd in Brodheadsville, PA, features an open interior arrangement suited to flexible commercial use. Expansive windows bring natural light into the space, while recent flooring and paint updates give the interior a refreshed condition. A private bathroom is included within the premises.
The property also provides ample parking for customer and employee use. Its layout and existing improvements support a range of retail and workspace applications, including office, fitness, and creative uses identified for the space.
The property also provides ample parking for customer and employee use. Its layout and existing improvements support a range of retail and workspace applications, including office, fitness, and creative uses identified for the space.
Key Highlights
- 972 SF retail space at 106 Camellia Rd, Brodheadsville, PA
- Open floor plan with expansive windows
- Recent flooring and paint updates
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
$57,840
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
7.37%
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%
$1,156,800
$1.2M
Cap Rate 7%
$826,286
$826.3K
Cap Rate 9%
$642,667
$642.7K
Market Conditions
NOI Build-Up for 5,129 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
$92.3K $18.00/SF
− Vacancy
−$9.7K −$1.89/SF
EGI
$82.6K $16.11/SF
− OpEx
−$24.8K −$4.83/SF
NOI
$57.8K $11.28/SF
Area
Monroe County, PA
Vacancy
10.50%
Lease Rate
$18.00 /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%
$1,156,800
Cap Rate 7%
$826,286
Cap Rate 9%
$642,667
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,597 @ 7.0% cap · market cap 10.27%
Second Best
Retail
$826.3K
$723.0K – $964.0K
NOI $57,840 @ 7.0% cap · market cap 7.37%
Theoretical Best
Office A
$1.54M
$1.34M – $1.79M
NOI $107,463 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 18322, PA
2,511
Population
969
Households
2.6
Avg Household Size
48
Median Age
26%
College-Educated
86%
High-School Grad
6.9 sq mi
ZIP Area
364
Density / Sq Mi
$108,642
Median Household Income
$38,606
Median Earnings
$992
Median Rent
$274,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Updated commercial space offers natural light, a private bathroom, and parking for customers and staff.
Where is this retail space located?
The property is located at 106 CAMELLIA ROAD Brodheadsville, PA.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 972 SF retail space at 106 Camellia Rd, Brodheadsville, PA; Open floor plan with expansive windows; Recent flooring and paint updates
