Mixed-Use Property with
For Sale
$249,000
533 Patterson St, Lansford, PA 18232
Two-level property combines an equipped bar with a residential apartment and an included liquor license.
Property Size1,353 SF
Price / SF$184.04
Days on Market10
Property Features for 533 Patterson St
General Information
Standard status
Active
Size
1,353 SF
Additional Details
Business Included
Yes
Multifamily Units
1
Building Details
Year Built
1910
Listing Agency:
VRA Realty
(570) 350-2582
Listed By:
Alex V. Camaerei · License #AB068180
Source:
Jennysoldmine
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 11:17AM
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 VRA Realty
Investment Insights
Based on property information with market context.
This two-story mixed-use property in Lansford combines commercial and residential components within a single building. The first floor contains a fully equipped bar, and the sale includes a liquor license. A residential apartment occupies the second floor, creating a separate living or rental component within the property.
Built in 1910, the building contains 1,353 square feet and is located at 533 Patterson St, Lansford, PA 18232. The configuration places the bar and apartment together in one established mixed-use asset.
Built in 1910, the building contains 1,353 square feet and is located at 533 Patterson St, Lansford, PA 18232. The configuration places the bar and apartment together in one established mixed-use asset.
Key Highlights
- First‑floor fully equipped bar
- Liquor license included with the sale
- Second‑floor residential apartment
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
$18,606
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
7.47%
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%
$372,120
$372.1K
Cap Rate 7%
$265,800
$265.8K
Cap Rate 9%
$206,733
$206.7K
Market Conditions
NOI Build-Up for 1,353 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
$26.0K $19.20/SF
− Vacancy
−$1.2K −$0.86/SF
EGI
$24.8K $18.34/SF
− OpEx
−$6.2K −$4.58/SF
NOI
$18.6K $13.75/SF
Area
Carbon County, PA
Vacancy
4.50%
Lease Rate
$19.20 /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%
$372,120
Cap Rate 7%
$265,800
Cap Rate 9%
$206,733
Alternative Uses
Best Use
Specialty Retail
$265.8K
$232.6K – $310.1K
NOI $18,606 @ 7.0% cap · market cap 7.47%
Second Best
Mixed Use
$188.7K
$165.2K – $220.2K
NOI $13,212 @ 7.0% cap · market cap 5.31%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
4,434 visits/mo
0.2 miles
Demographics for 18232, PA
4,222
Population
2,129
Households
2
Avg Household Size
38
Median Age
12%
College-Educated
81%
High-School Grad
2.1 sq mi
ZIP Area
2,010
Density / Sq Mi
$44,078
Median Household Income
$34,802
Median Earnings
$963
Median Rent
$48,700
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 bar with a residential apartment and an included liquor license.
Where is this mixed-use property located?
The property is located at 533 Patterson St Lansford, PA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: First‑floor fully equipped bar; Liquor license included with the sale; Second‑floor residential apartment
