Mixed-Use Retail and
For Sale
Contact for pricing
123 main, Easton, PA 18015
Two occupied units combine a street-level barbershop with residential living above in Bethlehem, PA.
Property Size1,457 SF
Price / SF$205.90
Days on Market179
Property Features for 123 main
General Information
Standard status
Active
Size
1,457 SF
Class
B
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$22,725
Building Details
Year Built
1900
Buildings
1
Stories
2
Units
2
Listing Agency:
eXp Commercial
(888) 397-7352
Listed By:
James Reardon · License #PA RS337438
Source:
Crexi
Added: Feb 12
Changed: Aug 8
Last Checked: Jul 23 at 8:51AM
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 eXp Commercial
Investment Insights
Based on property information with market context.
This is a 2-unit mixed-use property with two occupied, income-producing spaces. The ground-floor street-level commercial unit is occupied by a barbershop, and the second and third floors include a 2-bedroom, 1-bath residential apartment.
Lease expirations in 2026 provide defined near-term rollover. The commercial tenant pays all of its utilities, while landlord responsibilities are limited to taxes, insurance, water/sewer/trash, and heat for the residential unit only. Current income is supported by documented leasing activity within the building and the surrounding South Bethlehem submarket.
For investors seeking an in-place, mixed-use profile with two occupied units and a scheduled rollover window, this property offers predictable day-to-day operations centered on retail income and residential rent from the same address on Broadway in Bethlehem, PA.
Lease expirations in 2026 provide defined near-term rollover. The commercial tenant pays all of its utilities, while landlord responsibilities are limited to taxes, insurance, water/sewer/trash, and heat for the residential unit only. Current income is supported by documented leasing activity within the building and the surrounding South Bethlehem submarket.
For investors seeking an in-place, mixed-use profile with two occupied units and a scheduled rollover window, this property offers predictable day-to-day operations centered on retail income and residential rent from the same address on Broadway in Bethlehem, PA.
Key Highlights
- 2‑unit mixed‑use property in Bethlehem, PA with a street‑level barbershop and residential apartment above
- Two occupied, income‑producing units with $30,011 gross income and $22,725 net income
- Street‑level commercial space is occupied by a barbershop; commercial tenant pays all utilities
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
$11,284
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
3.76%
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%
$225,680
$225.7K
Cap Rate 7%
$161,200
$161.2K
Cap Rate 9%
$125,378
$125.4K
Market Conditions
NOI Build-Up for 1,457 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
$17.5K $12.00/SF
− Vacancy
−$1.4K −$0.94/SF
EGI
$16.1K $11.06/SF
− OpEx
−$4.8K −$3.32/SF
NOI
$11.3K $7.74/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /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%
$225,680
Cap Rate 7%
$161,200
Cap Rate 9%
$125,378
Alternative Uses
Best Use
Retail
$161.2K
$141.1K – $188.1K
NOI $11,284 @ 7.0% cap · market cap 3.76%
Second Best
Multifamily LT 5
$137.6K
$120.4K – $160.5K
NOI $9,632 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$276.3K
$241.8K – $322.4K
NOI $19,344 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Explore this area
Business Placement
Demographics for 18015, PA
33,286
Population
12,867
Households
2.6
Avg Household Size
32
Median Age
31%
College-Educated
87%
High-School Grad
23.2 sq mi
ZIP Area
1,435
Density / Sq Mi
$58,470
Median Household Income
$32,703
Median Earnings
$1,310
Median Rent
$243,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units combine a street-level barbershop with residential living above in Bethlehem, PA.
Where is this duplex located?
The property is located at 123 main Easton, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2‑unit mixed‑use property in Bethlehem, PA with a street‑level barbershop and residential apartment above; Two occupied, income‑producing units with $30,011 gross income and $22,725 net income; Street‑level commercial space is occupied by a barbershop; commercial tenant pays all utilities
