Mixed-Use Building with
For Sale
$3,300,000
2 S 4th St, Emmaus, PA 18049
Fully occupied mixed-use building combining residential apartments and retail storefront space.
Property Size14,506 SF
Price / SF$227.49
Days on Market82
Property Features for 2 S 4th St
General Information
Standard status
Active
Size
14,506 SF
Taxes and HOA fees
Annual Taxes
$31,464
Listing Agency:
IronValley RE of Lehigh Valley
(610) 653-9633
Listed By:
Alpesh Patel · License #RS376725
(610) 653-9633
Source:
Exprealty
Added: Jun 9
Changed: Aug 25
Last Checked: Aug 26 at 12:16PM
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 IronValley RE of Lehigh Valley
Investment Insights
Based on property information with market context.
This fully occupied mixed-use property is configured with 15 total units, including 10 residential apartments and 5 commercial storefronts, totaling approximately 14,506 square feet. The building is positioned to support both uses under one roof, and recent capital improvements include a newer TPO roof.
The asset is located in the heart of Downtown Emmaus directly across from Triangle Park. It is designed to serve tenants and customers with convenient access to Routes 78, 309, and 29, as well as the PA Turnpike, supporting day-to-day visibility for the storefront component.
For investors and operators seeking a stabilized income-producing property, the current mix of residential tenants and established commercial storefront occupants provides an in-place revenue base. Reported annual gross income is approximately $289,284 with annual NOI of approximately $233,543. The property is also presented with the option to improve results over time through future rent adjustments and operational efficiencies, while maintaining continuity across both residential and retail spaces.
The asset is located in the heart of Downtown Emmaus directly across from Triangle Park. It is designed to serve tenants and customers with convenient access to Routes 78, 309, and 29, as well as the PA Turnpike, supporting day-to-day visibility for the storefront component.
For investors and operators seeking a stabilized income-producing property, the current mix of residential tenants and established commercial storefront occupants provides an in-place revenue base. Reported annual gross income is approximately $289,284 with annual NOI of approximately $233,543. The property is also presented with the option to improve results over time through future rent adjustments and operational efficiencies, while maintaining continuity across both residential and retail spaces.
Key Highlights
- Fully occupied mixed‑use building with 15 total units: 10 residential apartments and 5 commercial storefronts
- Approximately 14,506 SF total across residential and retail space
- Annual income includes approx. $289,284 gross income and $233,543 NOI
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
Property Profile
Current Use
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
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - Fully occupied mixed-use building combining residential apartments and retail storefront space.
Where is this mixed-use property located?
The property is located at 2 S 4th St 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: Fully occupied mixed‑use building with 15 total units: 10 residential apartments and 5 commercial storefronts; Approximately 14,506 SF total across residential and retail space; Annual income includes approx. $289,284 gross income and $233,543 NOI
