Multi-Level Office
For Sale
$375,000
115 E Broad Street, Bethlehem, PA 18018
CommercialSale, Bethlehem City, PA
Property Size2,696 SF
Lot Size0.06 Acres
Price / SF$139.09
Days on Market188
Property Features for 115 E Broad Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
04CG
Parking features
Parking Lot, On Street, Off Street
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
From Route 22. Take the exit for Route 191 (Linden Street) and head south. Continue on Linden Street, then make a right onto Broad Street. Follow Broad Street-the property will be on your right.
Subdivision
Bethlehem-North
Standard status
Active
APN
P6NE1C 8 4 0204
Size
2,696 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
4325
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1902
Number of units
1
Building materials
Brick, Stucco
Listing Agency:
Keller Williams Real Estate · Keller Williams Realty
(610) 826-8100
Listed By:
Jim Christman · License #AB067586
(570) 421-2890
Added: Mar 18
Changed: Sep 13
Last Checked: Sep 21 at 11:06PM
MLS# 773303
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.
Built in 1902, this 2,696-square-foot office property combines a multi-level layout with private rooms, reception space, a conference area, and a kitchenette. Brick and stucco construction, high ceilings, detailed trim, central air, and public water and sewer contribute to a professional working environment. A 2025 forced-air furnace is also in place. The sale covers the real estate only; the existing law office lease ends at settlement, and the operating business is excluded.
The property fronts E Broad Street in Bethlehem City and offers access to Route 22, Route 378, and Route 191. A recorded shared-parking agreement provides designated spaces and additional common parking at the rear, with provisions addressing access and maintenance. Zoning is 04CG, and parking options include on-street, off-street, and lot parking.
The property fronts E Broad Street in Bethlehem City and offers access to Route 22, Route 378, and Route 191. A recorded shared-parking agreement provides designated spaces and additional common parking at the rear, with provisions addressing access and maintenance. Zoning is 04CG, and parking options include on-street, off-street, and lot parking.
Key Highlights
- 2,696‑square‑foot office property on a 0.061‑acre lot
- 1902 construction with brick and stucco exterior
- Multi‑level layout with private offices, reception, conference space, and kitchenette
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
$19,687
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
5.25%
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%
$393,740
$393.7K
Cap Rate 7%
$281,243
$281.2K
Cap Rate 9%
$218,744
$218.7K
Market Conditions
NOI Build-Up for 2,696 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
$28.5K $10.56/SF
− Vacancy
−$2.2K −$0.82/SF
EGI
$26.2K $9.74/SF
− OpEx
−$6.6K −$2.43/SF
NOI
$19.7K $7.30/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$393,740
Cap Rate 7%
$281,243
Cap Rate 9%
$218,744
Alternative Uses
Best Use
Office B
$281.2K
$246.1K – $328.1K
NOI $19,687 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$396.5K
$346.9K – $462.5K
NOI $27,752 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,038
Businesses Nearby
Explore this area
Business Placement
Demographics for 18018, PA
32,388
Population
14,669
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,228
Density / Sq Mi
$71,968
Median Household Income
$43,471
Median Earnings
$1,261
Median Rent
$224,000
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Private rooms, reception, meeting space, kitchenette, and shared rear parking support day-to-day professional operations.
Where is this office building located?
The property is located at 115 E Broad Street Bethlehem, PA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,696‑square‑foot office property on a 0.061‑acre lot; 1902 construction with brick and stucco exterior; Multi‑level layout with private offices, reception, conference space, and kitchenette
