Freestanding Office Building
For Sale
$1,250,000
2211 Mack Boulevard, Allentown, PA 18103
Fully leased office building in high-demand commercial corridor.
Property Size9,474 SF
Price / SF$131.94
Days on Market179
Property Features for 2211 Mack Boulevard
General Information
Standard status
Active
Size
9,474 SF
Property subtype
Office
Building Details
Year Built
1975
Listing Agency:
(610) 217-9454
Listed By:
Jennifer Kennedy · License #PA #AB068755
(610) 217-9454
Source:
Naiglobal
Added: Mar 6
Changed: Jul 10
Last Checked: Sep 1 at 5:08PM
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 Jennifer Kennedy
Investment Insights
Based on property information with market context.
This approximately 9,474-square-foot freestanding office building is offered for sale as a stabilized investment. The property is fully leased and situated on a prominent corner lot with ample on-site parking. It is handicapped accessible and served by public utilities. The building benefits from a well-established tenant and is professionally managed. Located near Lehigh Street and I-78, the building is positioned within a high-demand commercial corridor with excellent surrounding amenities, supporting long-term occupancy and value retention. The location provides convenient access to Routes 145, 78, 309, 22 and 222.
Key Highlights
- Fully leased as a stabilized investment property.
- Located in a high‑demand commercial corridor near Lehigh Street and I‑78.
- Freestanding ±9,474‑square‑foot office building on a prominent corner lot.
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
$51,432
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
4.11%
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%
$1,028,640
$1.0M
Cap Rate 7%
$734,743
$734.7K
Cap Rate 9%
$571,467
$571.5K
Market Conditions
NOI Build-Up for 9,474 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
$73.9K $7.80/SF
− Vacancy
−$5.3K −$0.56/SF
EGI
$68.6K $7.24/SF
− OpEx
−$17.1K −$1.81/SF
NOI
$51.4K $5.43/SF
Area
Allentown, PA
Vacancy
7.20%
Lease Rate
$7.80 /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%
$1,028,640
Cap Rate 7%
$734,743
Cap Rate 9%
$571,467
Alternative Uses
Best Use
Office B
$734.7K
$642.9K – $857.2K
NOI $51,432 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.86M
$1.63M – $2.17M
NOI $130,286 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
461
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?
Office building - Fully leased office building in high-demand commercial corridor.
Where is this office building located?
The property is located at 2211 Mack Boulevard Allentown, PA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Fully leased as a stabilized investment property.; Located in a high‑demand commercial corridor near Lehigh Street and I‑78.; Freestanding ±9,474‑square‑foot office building on a prominent corner lot.
