Renovated Mixed-Use
For Sale
$750,000
127 S Broad St, Nazareth, PA 18064
Two-level property combines an equipped restaurant space with an updated three-bedroom apartment.
Property Size6,300 SF
Price / SF$119.05
Days on Market81
Property Features for 127 S Broad St
General Information
Standard status
Active
Size
6,300 SF
Property subtype
Commercial
Restaurant
Commercial Hood
Yes
Equipment Included
Yes
Building Details
Year Built
1890
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate - Northampton Co
(610) 867-8888
Listed By:
Kelly Houston · License #405412
Source:
Poconohomessearch
Added: Jun 12
Changed: Aug 30
Last Checked: Aug 25 at 7:33AM
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 property contains 6,300 square feet across a restaurant-oriented first floor and an upstairs three-bedroom apartment. The commercial area includes an equipped kitchen, walk-in freezer, hood systems, and select bar and kitchen equipment. The restaurant currently operating on the first floor is expected to relocate soon, creating a transition point for the commercial component.
The residential portion has been updated and is situated above the commercial space. Exterior improvements include 20+ paved parking spots, while the property is located at 127 S Broad St in Nazareth, Pennsylvania. The combination of restaurant infrastructure and a separate apartment offers a flexible configuration for an owner-operator or an investor seeking both commercial and residential components.
The residential portion has been updated and is situated above the commercial space. Exterior improvements include 20+ paved parking spots, while the property is located at 127 S Broad St in Nazareth, Pennsylvania. The combination of restaurant infrastructure and a separate apartment offers a flexible configuration for an owner-operator or an investor seeking both commercial and residential components.
Key Highlights
- 6,300‑square‑foot renovated mixed‑use property
- First‑floor restaurant space with equipped commercial kitchen
- Walk‑in freezer and hood systems 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
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 - Two-level property combines an equipped restaurant space with an updated three-bedroom apartment.
Where is this mixed-use property located?
The property is located at 127 S Broad St 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: 6,300‑square‑foot renovated mixed‑use property; First‑floor restaurant space with equipped commercial kitchen; Walk‑in freezer and hood systems included
