Building Details

Year Built 1970

Listing Agency: Assist 2 Sell Buyers & Sellers Realty, LLC

Listed By: Robert McCann Show Phone

Source: Kandorre

Added: Jul 21 Changed: Aug 25 Last Checked: Sep 5 at 10:09AM

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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 Assist 2 Sell Buyers & Sellers Realty, LLC

Investment Insights

Based on property information with market context.

This office building offers a practical two-level layout designed for flexible use. The main level features an open reception area, five private offices, additional open office space, and a kitchen/break room. The second floor includes a private office space with a full bath and access via a separate entrance, which also connects to the main office area.

The property sits on a highly visible corner lot and includes a large paved parking area with capacity for 24+ vehicles. It is currently used and approved as an insurance office, with a prior use as a doctor’s office.

Any use would require Lehigh Township approval, which is an important item for buyers or tenants evaluating their intended business type.

Key Highlights

• 1970‑built corner‑lot office building with highly visible location
• Open reception with 5 private offices plus open office space and kitchen/break room
• Second floor offers a private office space with full bath and separate entrance

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

$27,352

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

8.55%

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%

$547,040 $547.0K

Cap Rate 7%

$390,743 $390.7K

Cap Rate 9%

$303,911 $303.9K

Market Conditions

NOI Build-Up for 2,637 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

$39.6K $15.00/SF

− Vacancy

−$3.1K −$1.17/SF

EGI

$36.5K $13.83/SF

− OpEx

−$9.1K −$3.46/SF

NOI

$27.4K $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%

$547,040

Cap Rate 7%

$390,743

Cap Rate 9%

$303,911

Alternative Uses

Best Use

Office B

$390.7K

$341.9K – $455.9K (±1% cap)

NOI $27,352 @ 7.0% cap · market cap 8.55%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$500.2K

$437.6K – $583.5K (±1% cap)

NOI $35,011 @ 7.0% cap · market cap 10.94%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Farmers Insurance - Michael ... Insurance Agency Kuchavik Insurance LLC Insurance Agency Thomas Pamela A Medical Clinic Danielsville Family Practice Medical Clinic

Suggested Use

Top Pick Plumbing Service Kitchen & Bath Showroom Law Firm Nail Salon Restaurant Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

42

Businesses Nearby

Explore this area Business Placement

Demographics for 18038, PA

3,180

Population

1,559

Households

2

Avg Household Size

48

Median Age

16%

College-Educated

97%

High-School Grad

13.5 sq mi

ZIP Area

236

Density / Sq Mi

$111,515

Median Household Income

$51,322

Median Earnings

$1,689

Median Rent

$248,200

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Office building - Corner-lot office building includes a reception area, five private offices, and a second-floor suite with private entrance.

Where is this office building located?

The property is located at 1365 Blue Mountain Dr Danielsville, PA.

What is the asking price?

The asking price for this property is $320,000.

What are key features of this property?

This property features: 1970‑built corner‑lot office building with highly visible location; Open reception with 5 private offices plus open office space and kitchen/break room; Second floor offers a private office space with full bath and separate entrance