Renovated Mixed-Use Property with
For Sale
$750,000
127 S Broad Street, Nazareth, PA 18064
Fully renovated two-level property combines a restaurant-ready commercial space with an updated apartment.
Property Size6,300 SF
Days on Market45
Property Features for 127 S Broad Street
General Information
Standard status
Active
Size
6,300 SF
Property subtype
Commercial
Zoning
R5, Commercial
Restaurant
Commercial Hood
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$7,684
Building Details
Building Size
6,300 SF
Year Built
1890
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate - Northampton Co
(610) 867-8888
Listed By:
Kelly Houston · License #RS337374
Source:
Sercommercial
Added: Jul 1
Changed: Aug 13
Last Checked: Aug 13 at 3:58AM
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 Keller Williams Real Estate - Northampton Co
Investment Insights
Based on property information with market context.
This fully renovated mixed-use building combines an operating restaurant component with an updated residential unit. The first floor includes a commercial kitchen with a walk-in freezer, hood systems, and bar and kitchen equipment. The restaurant is expected to relocate soon, creating a transition point for the next owner. Upstairs, a renovated three-bedroom apartment provides an additional component within the property.
The building is positioned in the center of Nazareth at 127 S Broad Street and includes more than 20 paved parking spots. Zoning is identified as R5, Commercial. Originally built in 1890, the property has undergone a full renovation inside and out.
The building is positioned in the center of Nazareth at 127 S Broad Street and includes more than 20 paved parking spots. Zoning is identified as R5, Commercial. Originally built in 1890, the property has undergone a full renovation inside and out.
Key Highlights
- Fully renovated mixed‑use building with restaurant and residential components
- First‑floor commercial kitchen includes walk‑in freezer and hood systems
- Bar and kitchen equipment included
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
$65,347
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
8.71%
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%
$1,306,940
$1.3M
Cap Rate 7%
$933,529
$933.5K
Cap Rate 9%
$726,078
$726.1K
Market Conditions
NOI Build-Up for 6,300 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
$94.5K $15.00/SF
− Vacancy
−$7.4K −$1.17/SF
EGI
$87.1K $13.83/SF
− OpEx
−$21.8K −$3.46/SF
NOI
$65.3K $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%
$1,306,940
Cap Rate 7%
$933,529
Cap Rate 9%
$726,078
Alternative Uses
Best Use
Specialty Retail
$933.5K
$816.8K – $1.09M
NOI $65,347 @ 7.0% cap · market cap 8.71%
Second Best
Mixed Use
$911.3K
$797.4K – $1.06M
NOI $63,788 @ 7.0% cap · market cap 8.51%
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,644 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
634
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 - Fully renovated two-level property combines a restaurant-ready commercial space with an updated apartment.
Where is this mixed-use property located?
The property is located at 127 S Broad Street Nazareth, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Fully renovated mixed‑use building with restaurant and residential components; First‑floor commercial kitchen includes walk‑in freezer and hood systems; Bar and kitchen equipment included
