Two-Story Mixed-Use
For Sale
$400,000
1737 Schoenersville Road, Bethlehem, PA 18018
Built-out professional office space occupies the first floor, with a tenant-occupied apartment above.
Property Size2,350 SF
Price / SF$170.21
Days on Market26
Property Features for 1737 Schoenersville Road
General Information
Standard status
Active
Size
2,350 SF
Taxes and HOA fees
Annual Taxes
$5,264
Listing Agency:
BHHS Fox & Roach - Allentown
(610) 398-9888
Listed By:
Ryan C. Dietrick · License #RS302428
(610) 398-9888
Source:
Exprealty
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 22 at 11:36AM
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 BHHS Fox & Roach - Allentown
Investment Insights
Based on property information with market context.
This 2,350 SF, two-story mixed-use condominium building combines a professional office with a residential apartment. Constructed in 1969, the first floor includes a reception and waiting area, private executive office with built-in desk configuration, open workspace for additional stations, and a break room with cabinetry, counters, microwave, coffee station, and water cooler service. The entire second floor contains a 1-bedroom, 1-bath apartment that is currently tenant-occupied.
The property has a colonial-style brick and vinyl exterior, covered entrance, on-site parking, and mature landscaping. A combined heat and cooling package system serves the building, while high-speed cable internet is available. The property is within the Bethlehem Area School District and carries RT zoning; permitted uses and the residential unit’s legal conforming status should be verified with the City of Bethlehem.
Located at 1737 Schoenersville Rd in Bethlehem, the property offers access to Routes 22 and 378 and is situated in the Northwood subdivision.
The property has a colonial-style brick and vinyl exterior, covered entrance, on-site parking, and mature landscaping. A combined heat and cooling package system serves the building, while high-speed cable internet is available. The property is within the Bethlehem Area School District and carries RT zoning; permitted uses and the residential unit’s legal conforming status should be verified with the City of Bethlehem.
Located at 1737 Schoenersville Rd in Bethlehem, the property offers access to Routes 22 and 378 and is situated in the Northwood subdivision.
Key Highlights
- 2,350 SF two‑story mixed‑use building constructed in 1969
- First‑floor professional office with reception area, executive office, open workspace, and break room
- Second‑floor 1‑bedroom, 1‑bath apartment is currently tenant‑occupied
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
$24,190
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
6.05%
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%
$483,800
$483.8K
Cap Rate 7%
$345,571
$345.6K
Cap Rate 9%
$268,778
$268.8K
Market Conditions
NOI Build-Up for 2,350 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
$42.3K $18.00/SF
− Vacancy
−$3.6K −$1.53/SF
EGI
$38.7K $16.47/SF
− OpEx
−$14.5K −$6.18/SF
NOI
$24.2K $10.29/SF
Area
Lehigh County, PA
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$483,800
Cap Rate 7%
$345,571
Cap Rate 9%
$268,778
Alternative Uses
Best Use
Mixed Use
$345.6K
$302.4K – $403.2K
NOI $24,190 @ 7.0% cap · market cap 6.05%
Second Best
Office B
$245.1K
$214.5K – $286.0K
NOI $17,160 @ 7.0% cap · market cap 4.29%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
903
Businesses Nearby
Explore this area
Business Placement
Demographics for 18018, PA
32,388
Population
14,669
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,228
Density / Sq Mi
$71,968
Median Household Income
$43,471
Median Earnings
$1,261
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Built-out professional office space occupies the first floor, with a tenant-occupied apartment above.
Where is this mixed-use property located?
The property is located at 1737 Schoenersville Road Bethlehem, PA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,350 SF two‑story mixed‑use building constructed in 1969; First‑floor professional office with reception area, executive office, open workspace, and break room; Second‑floor 1‑bedroom, 1‑bath apartment is currently tenant‑occupied
