Mixed-Use Investment Property in
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123 main st, Easton, PA 18018
Fully occupied two-unit property with commercial and residential income.
Property Size2,068 SF
Price / SF$215.18
Days on Market150
Property Features for 123 main st
General Information
Standard status
Active
Size
2,068 SF
Class
B
Property subtype
Multifamily
Zoning
C
Building Details
Year Built
1900
Listing Agency:
eXp Commercial
(888) 397-7352
Listed By:
James Reardon · License #PA RS337438
Source:
Crexi
Added: Mar 16
Changed: Aug 8
Last Checked: Aug 3 at 3:33PM
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 eXp Commercial
Investment Insights
Based on property information with market context.
This fully occupied mixed-use two-unit investment property generates $39,900 in gross income and $30,926 in net income. It features a street-level commercial unit occupied by a long-term business tenant and a 2-bedroom, 1-bath residential apartment on the upper floor. The residential unit was recently updated with new paint, carpet, stove, refrigerator, vanity, countertops, and ceiling lighting, and is currently leased with a tenant who moved in February 1, 2026. The commercial space is occupied by an established business. Landlord responsibilities are limited to taxes, insurance, and water/sewer/trash. Situated in a core Lehigh Valley location in North Bethlehem, the property benefits from strong tenant demand, proximity to local amenities, and long-term rental stability. The property size is 2068 square feet.
Key Highlights
- Generates $39,900 gross income and $30,926 net income.
- Fully occupied with long‑term commercial tenant and leased residential unit, providing immediate cash flow.
- Prime North Bethlehem location with strong tenant demand and rental stability.
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
$20,939
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
4.71%
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%
$418,780
$418.8K
Cap Rate 7%
$299,129
$299.1K
Cap Rate 9%
$232,656
$232.7K
Market Conditions
NOI Build-Up for 2,068 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
$37.2K $18.00/SF
− Vacancy
−$3.7K −$1.80/SF
EGI
$33.5K $16.20/SF
− OpEx
−$12.6K −$6.07/SF
NOI
$20.9K $10.13/SF
Area
Northampton County, PA
Vacancy
10.00%
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%
$418,780
Cap Rate 7%
$299,129
Cap Rate 9%
$232,656
Alternative Uses
Best Use
Mixed Use
$299.1K
$261.7K – $349.0K
NOI $20,939 @ 7.0% cap · market cap 4.71%
Second Best
Retail
$228.8K
$200.2K – $266.9K
NOI $16,016 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$392.2K
$343.2K – $457.6K
NOI $27,456 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
985
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied two-unit property with commercial and residential income.
Where is this mixed-use property located?
The property is located at 123 main st Easton, PA.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Generates $39,900 gross income and $30,926 net income.; Fully occupied with long‑term commercial tenant and leased residential unit, providing immediate cash flow.; Prime North Bethlehem location with strong tenant demand and rental stability.
