15-Unit Mixed-Use
For Sale
$3,300,000
2 S 4th Street, Emmaus, PA 18049
CommercialSale, Emmaus Boro, PA
Property Size14,506 SF
Lot Size0.21 Acres
Price / SF$227.49
Days on Market94
Property Features for 2 S 4th Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
B-C-Central Commercial
Parking
2
Parking features
On Street, Off Street
Elementary school district
East Penn
Middle school district
East Penn
High school district
East Penn
Directions
2-10 S 4th St, Emmaus, PA 18049 - Located at the corner of S 4th St & Chestnut St in the heart of downtown Emmaus, just one block south of Main Street. 408 Chestnut Street is just around the corner with Barber shop on Chestnut St ground level
Subdivision
Emmaus
Standard status
Active
APN
549465077476,549465079039,54946507409401
Size
14,506 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
31464
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Ceiling Fan(s), Central Air, Window Unit(s)
Water source
Public
Building Details
Year built
1912
Number of units
15
Building materials
Brick, Stone, StoneVeneer, WoodSiding
Listing Agency:
IronValley RE of Lehigh Valley
(610) 766-7200
Listed By:
Alpesh Patel · License #RS376725
(610) 653-9633
Added: Jun 9
Changed: Sep 4
Last Checked: Sep 10 at 9:06AM
MLS# 778698
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 mixed-use property contains 15 total units, including 10 residential apartments and 5 commercial storefronts, within approximately 14,506 SF. The building dates to 1912 and incorporates brick, stone, stone veneer, and wood siding, with a newer TPO roof among its recent capital improvements. Public water and sewer serve the property, while heating is provided by oil and cooling includes central air, window units, and ceiling fans.
The property is fully occupied and positioned directly across from Triangle Park in Emmaus’ downtown business district. Access to Routes 78, 309, and 29, as well as the PA Turnpike, supports regional connectivity. Parking includes on-street and off-street options, and the parcel is zoned B-C-Central Commercial.
The property is fully occupied and positioned directly across from Triangle Park in Emmaus’ downtown business district. Access to Routes 78, 309, and 29, as well as the PA Turnpike, supports regional connectivity. Parking includes on-street and off-street options, and the parcel is zoned B-C-Central Commercial.
Key Highlights
- 15 total units: 10 residential apartments and 5 commercial storefronts
- Approximately 14,506 SF on 0.211 acres
- Fully occupied mixed‑use property directly across from Triangle Park
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
$149,321
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
4.52%
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%
$2,986,420
$3.0M
Cap Rate 7%
$2,133,157
$2.1M
Cap Rate 9%
$1,659,122
$1.7M
Market Conditions
NOI Build-Up for 14,506 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
$261.1K $18.00/SF
− Vacancy
−$22.2K −$1.53/SF
EGI
$238.9K $16.47/SF
− OpEx
−$89.6K −$6.18/SF
NOI
$149.3K $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%
$2,986,420
Cap Rate 7%
$2,133,157
Cap Rate 9%
$1,659,122
Alternative Uses
Best Use
Mixed Use
$2.13M
$1.87M – $2.49M
NOI $149,321 @ 7.0% cap · market cap 4.52%
Second Best
Retail
$1.41M
$1.24M – $1.65M
NOI $98,865 @ 7.0% cap · market cap 3.00%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
10
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 18049, PA
18,440
Population
7,659
Households
2.4
Avg Household Size
43
Median Age
38%
College-Educated
94%
High-School Grad
15.0 sq mi
ZIP Area
1,229
Density / Sq Mi
$93,924
Median Household Income
$44,310
Median Earnings
$1,316
Median Rent
$282,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick-and-stone construction combines residential apartments with commercial storefronts in Emmaus’ central business district.
Where is this mixed-use property located?
The property is located at 2 S 4th Street Emmaus, 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: 15 total units: 10 residential apartments and 5 commercial storefronts; Approximately 14,506 SF on 0.211 acres; Fully occupied mixed‑use property directly across from Triangle Park
