Mixed-Use Building with Restaurant
For Sale
$495,000
49 N Broad St, Nazareth, PA 18064
Ground-floor commercial space with approved food, retail, and service uses above an occupied 3-bed apartment.
Property Size2,772 SF
Price / SF$178.57
Days on Market546
Property Features for 49 N Broad St
General Information
Standard status
Active
Size
2,772 SF
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,919
Building Details
Stories
2
Listing Agency:
Coletta Commercial Realty
Listed By:
Nicholas A. D'Egidio
(267) 254-3743
Source:
Exprealty
Added: Mar 7, 2025
Changed: Aug 21
Last Checked: Sep 1 at 8:12PM
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 Coletta Commercial Realty
Investment Insights
Based on property information with market context.
This mixed-use property includes approximately 1,350 SF of ground-level commercial space with approvals for a range of concepts, including cafe, bakery, dine-in or take-out restaurant, other food & beverage uses, retail, and personal service businesses. The second floor features a spacious 3 bedroom, 1 bath apartment. The residential unit is currently occupied by tenants on a month-to-month lease.
The property is located at 49 N Broad St in Nazareth, PA. The configuration supports a live-in-or-lease model, with separate commercial and residential components on two levels.
For investors, the occupied apartment provides immediate rental income while the ground-level space can support multiple business types consistent with the listed approvals. For owner-occupants, the building offers flexibility to run an approved food, retail, or personal service operation on the first level while maintaining residential income from the second floor. The property may also be purchased together with the neighboring sister mixed-use property (MLS#777131) as part of a portfolio sale, depending on investor goals.
The property is located at 49 N Broad St in Nazareth, PA. The configuration supports a live-in-or-lease model, with separate commercial and residential components on two levels.
For investors, the occupied apartment provides immediate rental income while the ground-level space can support multiple business types consistent with the listed approvals. For owner-occupants, the building offers flexibility to run an approved food, retail, or personal service operation on the first level while maintaining residential income from the second floor. The property may also be purchased together with the neighboring sister mixed-use property (MLS#777131) as part of a portfolio sale, depending on investor goals.
Key Highlights
- Approximately 1,350 SF of ground‑floor commercial space with approvals for cafe, bakery, and dine‑in or take‑out restaurant uses
- Approved uses also include other food & beverage concepts, retail, and personal service businesses
- Second‑floor 3‑bedroom, 1‑bath apartment is currently tenant‑occupied on a month‑to‑month lease
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
$28,753
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
5.81%
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%
$575,060
$575.1K
Cap Rate 7%
$410,757
$410.8K
Cap Rate 9%
$319,478
$319.5K
Market Conditions
NOI Build-Up for 2,772 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
$41.6K $15.00/SF
− Vacancy
−$3.2K −$1.17/SF
EGI
$38.3K $13.83/SF
− OpEx
−$9.6K −$3.46/SF
NOI
$28.8K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$575,060
Cap Rate 7%
$410,757
Cap Rate 9%
$319,478
Alternative Uses
Best Use
Specialty Retail
$410.8K
$359.4K – $479.2K
NOI $28,753 @ 7.0% cap · market cap 5.81%
Second Best
Mixed Use
$401.0K
$350.8K – $467.8K
NOI $28,067 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$525.8K
$460.0K – $613.4K
NOI $36,803 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
585
Businesses Nearby
Explore this area
Business Placement
Demographics for 18064, PA
27,696
Population
10,659
Households
2.6
Avg Household Size
46
Median Age
38%
College-Educated
94%
High-School Grad
38.5 sq mi
ZIP Area
719
Density / Sq Mi
$102,857
Median Household Income
$58,471
Median Earnings
$1,235
Median Rent
$354,700
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 - Ground-floor commercial space with approved food, retail, and service uses above an occupied 3-bed apartment.
Where is this mixed-use property located?
The property is located at 49 N Broad St Nazareth, PA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Approximately 1,350 SF of ground‑floor commercial space with approvals for cafe, bakery, and dine‑in or take‑out restaurant uses; Approved uses also include other food & beverage concepts, retail, and personal service businesses; Second‑floor 3‑bedroom, 1‑bath apartment is currently tenant‑occupied on a month‑to‑month lease
