Renovated Mixed-Use
For Sale
$525,000
1977 S 5th Street Allentown, Allentown, PA 18103
Combined office and residential configuration with existing dental improvements and apartment accommodations across the upper floors.
Property Size2,540 SF
Price / SF$206.69
Days on Market45
Property Features for 1977 S 5th Street Allentown
General Information
Standard status
Active
Size
2,540 SF
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Amenities
Oil
Central Air
Building Details
Year Built
1890
Buildings
1
Stories
3
Building Size
2,540 SF
Listing Agency:
Keller Williams Real Estate
(954) 895-9439
Listed By:
Ayon Abraham Codner · License #RS324477
(954) 895-9439
Source:
Kw
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 23 at 3:04AM
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
Investment Insights
Based on property information with market context.
This mixed-use building contains approximately 2,540 SF across three floors. The ground level is arranged for office use with a reception area, treatment rooms, private offices, additional work areas, and dental equipment in place. The upper levels provide apartment accommodations, including a one-bedroom studio, with full kitchens and bathrooms. The property was fully renovated and can support continued office use or a combination of professional and residential occupancy.
Located at 1977 S 5th St in Allentown, the building offers access to W Emmaus, Route 145, Route 309, and I-78. The residential spaces are not separately metered; separate metering would be required to improve utility allocation. The property is offered for sale and is also available for lease.
Located at 1977 S 5th St in Allentown, the building offers access to W Emmaus, Route 145, Route 309, and I-78. The residential spaces are not separately metered; separate metering would be required to improve utility allocation. The property is offered for sale and is also available for lease.
Key Highlights
- Approximately 2,540 SF mixed‑use building
- Ground‑floor office with reception, treatment rooms, private offices, and dental equipment
- Upper floors include apartments and a one‑bedroom studio
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
$24,803
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
4.72%
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%
$496,060
$496.1K
Cap Rate 7%
$354,329
$354.3K
Cap Rate 9%
$275,589
$275.6K
Market Conditions
NOI Build-Up for 2,540 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
$42.7K $16.80/SF
− Vacancy
−$3.0K −$1.18/SF
EGI
$39.7K $15.62/SF
− OpEx
−$14.9K −$5.86/SF
NOI
$24.8K $9.76/SF
Area
Allentown, PA
Vacancy
7.00%
Lease Rate
$16.80 /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%
$496,060
Cap Rate 7%
$354,329
Cap Rate 9%
$275,589
Alternative Uses
Best Use
Mixed Use
$354.3K
$310.0K – $413.4K
NOI $24,803 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$334.8K
$293.0K – $390.6K
NOI $23,436 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$499.0K
$436.6K – $582.2K
NOI $34,930 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 18103, PA
48,358
Population
19,769
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
88%
High-School Grad
17.2 sq mi
ZIP Area
2,812
Density / Sq Mi
$72,545
Median Household Income
$38,377
Median Earnings
$1,333
Median Rent
$242,400
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 - Combined office and residential configuration with existing dental improvements and apartment accommodations across the upper floors.
Where is this mixed-use property located?
The property is located at 1977 S 5th Street Allentown Allentown, PA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Approximately 2,540 SF mixed‑use building; Ground‑floor office with reception, treatment rooms, private offices, and dental equipment; Upper floors include apartments and a one‑bedroom studio
