Storefront Property with Walk-In
New
For Sale
$389,000
113 John Aly, Coopersburg, PA 18036
CommercialSale, Coopersburg Boro, PA
Property Size2,500 SF
Lot Size0.11 Acres
Price / SF$155.60
Days on Market4
Property Features for 113 John Aly
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Rt 309 S to Coopersburg - R on Fairmount, L on Main St, R on State St, L on John Alley.
Subdivision
Coopersburg
Standard status
Active
Size
2,500 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2267
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1850
Listing Agency:
IronValley RE of Lehigh Valley
(610) 766-7200
Listed By:
Christa A. Ward · License #RS355230
(267) 664-2180
Added: Sep 16
Last Checked: Sep 19 at 7:06AM
MLS# 784632
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.
This storefront property includes approximately 2,500 SF of existing space and an approximately 21' x 13' walk-in cooler. The building dates to 1850 and is currently occupied by a flower shop; it previously operated as a butcher shop. The property is being sold as-is, with window unit cooling and public water and sewer service.
R-1/O Residential/Office zoning permits a single-family detached residence, professional office, and an office combined with a dwelling by right, along with other identified uses such as a nature preserve or environmental education center. Additional uses may be available by Special Exception. The property has two separate water/sewer utility accounts, two sewer connections, and two separate electric meters. It is located at 113 John Aly, just off Main Street, with access to Route 309 and the surrounding Southern Lehigh area. Intended use, occupancy, parking, permitting, and conversion requirements should be independently verified with the applicable authorities.
R-1/O Residential/Office zoning permits a single-family detached residence, professional office, and an office combined with a dwelling by right, along with other identified uses such as a nature preserve or environmental education center. Additional uses may be available by Special Exception. The property has two separate water/sewer utility accounts, two sewer connections, and two separate electric meters. It is located at 113 John Aly, just off Main Street, with access to Route 309 and the surrounding Southern Lehigh area. Intended use, occupancy, parking, permitting, and conversion requirements should be independently verified with the applicable authorities.
Key Highlights
- Approximately 2,500 SF of existing storefront space
- Approximately 21' x 13' walk‑in cooler
- R‑1/O Residential/Office zoning
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
$17,039
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
4.38%
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%
$340,780
$340.8K
Cap Rate 7%
$243,414
$243.4K
Cap Rate 9%
$189,322
$189.3K
Market Conditions
NOI Build-Up for 2,500 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
$26.4K $10.56/SF
− Vacancy
−$2.1K −$0.82/SF
EGI
$24.3K $9.74/SF
− OpEx
−$7.3K −$2.92/SF
NOI
$17.0K $6.82/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$340,780
Cap Rate 7%
$243,414
Cap Rate 9%
$189,322
Alternative Uses
Best Use
Retail
$243.4K
$213.0K – $284.0K
NOI $17,039 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$367.6K
$321.7K – $428.9K
NOI $25,734 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
17k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Turkey Hill Minit Market
Shops & Services
7,671 visits/mo
0.4 miles
Shell
Shops & Services
7,651 visits/mo
0.4 miles
Santander Bank
Shops & Services
1,469 visits/mo
0.4 miles
Demographics for 18036, PA
14,084
Population
6,099
Households
2.3
Avg Household Size
45
Median Age
45%
College-Educated
95%
High-School Grad
29.2 sq mi
ZIP Area
482
Density / Sq Mi
$124,211
Median Household Income
$61,998
Median Earnings
$1,121
Median Rent
$381,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - R-1/O zoning supports residential, professional office, and select live/work configurations subject to applicable approvals.
Where is this storefront property located?
The property is located at 113 John Aly Coopersburg, 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: Approximately 2,500 SF of existing storefront space; Approximately 21' x 13' walk‑in cooler; R‑1/O Residential/Office zoning
