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    Turnkey Church with Classroom Space Title is generated by Realmo AI

    31 S 13th Street, Allentown, PA 18102

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    New
    For Sale
    $199,000

    COMMERCIAL - Allentown City, PA

    Property size:
    2,312 SF
    Lot size:
    0.10 Acres
    Price / SF:
    $86/SF
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 5:06 pm

    Property Features for 31 S 13th Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street
    Standard status
    Active
    APN
    549678972846 1
    Size
    2,312 SF
    Lot size
    0.10 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1905
    Number of units
    1
    Building materials
    Stone, Stucco

    We can help!

    Listing Contact
    Patricia H. Hansell

    Listing agent Patricia H. Hansell

    Listing office Real Estate of America 2814 Walbert Ave, Allentown, PA

    Listing date Jun 1, 2026

    MLS# 778028

    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.

    HighLights

    • 1905 church building with stone and stucco construction
    • First floor includes a sanctuary with seating for up to 150, a supply/coat room, and a handicap accessible bathroom
    • Lower level features a kitchen, fellowship hall with foldable partitions, 4 stand‑alone classrooms, 2 bathrooms, and a mechanical room
    • Potential alternative uses include day care/charter school, convenience store/mini‑mart, office space, or residential dwelling (for change of use contact zoning)
    • Utilities include public water and public sewer, with natural gas heat and central air
    • On‑street parking available

    Overview

    A lovingly maintained church building offered as a turnkey opportunity for a congregation or other mission-driven operator. The first floor features a sanctuary with seating for up to 150, along with a supply/coat room and a handicap-accessible bathroom. The lower level includes a kitchen, fellowship hall with foldable partitions to reconfigure the space, four standalone classrooms, two bathrooms, and a mechanical room.

    Located at 31 S 13th Street in Allentown City, the property is positioned in the heart of an ongoing revitalization area. For change of use, zoning approval is required, and prospective users should contact the zoning authority to confirm permitted options.

    Beyond traditional worship, the layout supports a range of possibilities. The space may be a good fit for a day care or charter school, and the configuration could also work for professional office uses. The seller also notes potential for a convenience store/mini-mart or a unique residential dwelling, subject to zoning. If you’re seeking an established interior build-out with multiple rooms and accessible facilities, this property is worth a firsthand visit.
    Property Profile Location Intelligence

    Current Use by Public Records

    Lehigh Valley Presbyterian ... Church

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Allentown
    County
    Lehigh
    State
    Pennsylvania
    Longitude
    -75.483146
    Latitude
    40.598019

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    FAQs

    What type of property is this?
    Church & religious facility - Lovingly maintained church offers a sizable sanctuary and flexible lower-level rooms for worship or adaptable community uses.
    Where is this church & religious facility located?
    The property is located at 31 S 13th Street Allentown, PA.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: 1905 church building with stone and stucco construction; First floor includes a sanctuary with seating for up to 150, a supply/coat room, and a handicap accessible bathroom; Lower level features a kitchen, fellowship hall with foldable partitions, 4 stand‑alone classrooms, 2 bathrooms, and a mechanical room
    (610) 351-7900
    We can help!
    Listing Contact
    Patricia H. Hansell
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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