Established Car Wash
New
For Sale
$3,300,000
1636 W Tilghman Street, Allentown, PA 18102
COMMERCIAL - Allentown City, PA
Property Size9,400 SF
Lot Size0.88 Acres
Price / SF$351.06
Days on Market1
Property Features for 1636 W Tilghman Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-3
Parking features
Off Street, Parking Lot, On Street, Driveway
Elementary school district
Allentown
Middle school district
Allentown
High school district
Allentown
Directions
From US-22, exit toward 15th Street, turn slightly left onto Mauch Chunk Rd, Continue onto 15th St, R onto Tilghman St.
Subdivision
Allentown-Central
Standard status
Active
APN
549741250764001
Size
9,400 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Annual Amount
38267
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1950
Roof type
Composition
Listing Agency:
Keller Williams Northampton · Keller Williams Realty
(610) 867-8888
Listed By:
Shabana Pathan · License #RS307275
(484) 893-1204
Added: Aug 14
Last Checked: Aug 14 at 7:06PM
MLS# 782771
Copyright © 2026 Greater Lehigh Valley REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 9,400-square-foot car wash property occupies 0.882 acres and has supported an established automotive operation for approximately 43 years. Built in 1950, the improvements include a composition roof, electric heating, public water, and public sewer. Parking is available through a combination of off-street spaces, a parking lot, on-street parking, and a driveway.
The property is positioned at a signalized intersection on W Tilghman Street in Allentown City. Reported traffic volume is approximately 37,000 vehicles per day, providing a measurable exposure point along the commercial corridor. B-3 zoning is in place, with any alternative commercial use subject to applicable zoning requirements and municipal approvals.
The property is positioned at a signalized intersection on W Tilghman Street in Allentown City. Reported traffic volume is approximately 37,000 vehicles per day, providing a measurable exposure point along the commercial corridor. B-3 zoning is in place, with any alternative commercial use subject to applicable zoning requirements and municipal approvals.
Key Highlights
- Established car wash operation with approximately 43 years at the property
- 9,400 square feet of improvements on a 0.882‑acre parcel
- Signalized intersection location with reported traffic of approximately 37,000 vehicles per day
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
$129,269
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
3.92%
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%
$2,585,380
$2.6M
Cap Rate 7%
$1,846,700
$1.8M
Cap Rate 9%
$1,436,322
$1.4M
Market Conditions
NOI Build-Up for 9,400 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
$180.5K $19.20/SF
− Vacancy
−$8.1K −$0.86/SF
EGI
$172.4K $18.34/SF
− OpEx
−$43.1K −$4.58/SF
NOI
$129.3K $13.75/SF
Area
Allentown, 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%
$2,585,380
Cap Rate 7%
$1,846,700
Cap Rate 9%
$1,436,322
Alternative Uses
Best Use
Specialty Retail
$1.85M
$1.62M – $2.15M
NOI $129,269 @ 7.0% cap · market cap 3.92%
Second Best
Retail
$1.65M
$1.45M – $1.93M
NOI $115,779 @ 7.0% cap · market cap 3.51%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
37,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 18102, PA
51,567
Population
18,788
Households
2.7
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
3.0 sq mi
ZIP Area
17,189
Density / Sq Mi
$40,681
Median Household Income
$29,501
Median Earnings
$1,224
Median Rent
$146,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Car wash - Long-operating automotive property with B-3 zoning, public utilities, and multiple parking options.
Where is this car wash located?
The property is located at 1636 W Tilghman Street Allentown, PA.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Established car wash operation with approximately 43 years at the property; 9,400 square feet of improvements on a 0.882‑acre parcel; Signalized intersection location with reported traffic of approximately 37,000 vehicles per day
