Four-Unit Mixed-Use
For Sale
$599,900
112 N 8th Street, Allentown, PA 18101
Restored building combines two storefronts with private residential entrances and a two-story garage.
Property Size3,586 SF
Price / SF$167.29
Days on Market30
Property Features for 112 N 8th Street
General Information
Standard status
Active
Size
3,586 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
1 x 1BR, 1 x 2-3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,854
Building Details
Tenancy
Multi
Listing Agency:
Century 21 Ramos Realty
(484) 695-4887
Listed By:
Anthony Ramos · License #AB068035
(484) 695-4887
Source:
Exprealty
Added: Jul 14
Changed: Aug 11
Last Checked: Aug 11 at 11:34AM
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 Century 21 Ramos Realty
Investment Insights
Based on property information with market context.
This 3,586-square-foot mixed-use property at 112 N 8th Street in Allentown City includes two street-level storefronts and two residential apartments. The upper-level apartment has one bedroom, while a separate rear apartment includes two full bathrooms, a laundry room, and a sunroom. Each of the four units has its own entrance, supporting clear separation between the commercial and residential spaces.
A two-story, two-car garage adds on-site parking, storage, and functional support space. The property combines retail frontage with residential accommodations in a downtown Allentown setting and includes the addresses 112-114 and 114R N 8th St.
A two-story, two-car garage adds on-site parking, storage, and functional support space. The property combines retail frontage with residential accommodations in a downtown Allentown setting and includes the addresses 112-114 and 114R N 8th St.
Key Highlights
- Four‑unit configuration with two storefronts and two residential apartments
- 3,586 SF mixed‑use property
- Two‑story garage accommodates two cars
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
$49,315
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
8.22%
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%
$986,300
$986.3K
Cap Rate 7%
$704,500
$704.5K
Cap Rate 9%
$547,944
$547.9K
Market Conditions
NOI Build-Up for 3,586 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
$68.9K $19.20/SF
− Vacancy
−$3.1K −$0.86/SF
EGI
$65.8K $18.34/SF
− OpEx
−$16.4K −$4.58/SF
NOI
$49.3K $13.75/SF
Area
Allentown, PA
Vacancy
4.50%
Lease Rate
$19.20 /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%
$986,300
Cap Rate 7%
$704,500
Cap Rate 9%
$547,944
Alternative Uses
Best Use
Specialty Retail
$704.5K
$616.4K – $821.9K
NOI $49,315 @ 7.0% cap · market cap 8.22%
Second Best
Retail
$631.0K
$552.1K – $736.1K
NOI $44,168 @ 7.0% cap · market cap 7.36%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,558
Businesses Nearby
50k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 96%
Apparel 4%
7-Eleven
Shops & Services
14,046 visits/mo
0.2 miles
Sunoco
Shops & Services
12,060 visits/mo
0.4 miles
Family Dollar
Shops & Services
7,924 visits/mo
0.2 miles
Chase Bank
Shops & Services
3,319 visits/mo
0.2 miles
Clean Rite Center
Shops & Services
3,209 visits/mo
0.4 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Restored building combines two storefronts with private residential entrances and a two-story garage.
Where is this mixed-use property located?
The property is located at 112 N 8th Street Allentown, PA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Four‑unit configuration with two storefronts and two residential apartments; 3,586 SF mixed‑use property; Two‑story garage accommodates two cars
