Historic Hospitality Property with Hotel
For Sale
$995,000
Pending
3258 Main St, Hellertown, PA 18055
Unique opportunity: restaurant, event venue, and hospitality destination.
Property Size3,968 SF
Lot Size3.00 Acres
Days on Market165
Property Features for 3258 Main St
General Information
Standard status
Pending
Size
3,968 SF
Lot size
3.00 Acres
Taxes and HOA fees
Annual Taxes
$10,049
Listing Agency:
Keller Williams Northampton
(610) 390-5786
Listed By:
Fred Hutterer Jr.
(610) 390-5786
Source:
Exprealty
Added: Mar 17
Changed: Aug 20
Last Checked: Aug 26 at 11:46AM
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 Keller Williams Northampton
Investment Insights
Based on property information with market context.
This commercial property, suitable for a restaurant, event venue, or hospitality destination, offers approximately 4,000 square feet of space on three acres of land. It includes a Hotel Liquor License and multiple revenue possibilities. The property features a historic stone façade and a welcoming front porch. Inside, the building showcases rich wood floors, exposed beams, ornate details, and handcrafted elements. The main level has a dining room and a bar area with seating and a wood-burning fireplace. An additional dining room features a tin ceiling and a custom stained-glass light fixture. The operational area includes a full commercial kitchen, prep area, and dishwashing station. The second floor features two large dining rooms, each with a fireplace, and a satellite bar area. Multiple additional rooms offer potential for overnight accommodations, which would allow the owner to preserve the Hotel Liquor License and open the door to a bed and breakfast, boutique hotel, or expanded hospitality concept. The property's maximum occupancy exceeds 100 guests. Outside, a spacious outdoor patio and deck seats approximately 40 guests. The three-acre property offers room for outdoor events. A separate outbuilding provides storage or potential retail use, and the property also includes what was at one time, two full apartments, offering possible potential rental income or housing for staff or management.
Key Highlights
- Hotel Liquor License included, enabling diverse revenue streams.
- Approximately 4,000 sq ft of character‑filled space on 3 acres, suitable for large events and expansion.
- Multiple revenue possibilities: restaurant, bar, catering, event space, potential rental income.
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
$41,158
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
4.14%
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%
$823,160
$823.2K
Cap Rate 7%
$587,971
$588.0K
Cap Rate 9%
$457,311
$457.3K
Market Conditions
NOI Build-Up for 3,968 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
$59.5K $15.00/SF
− Vacancy
−$4.6K −$1.17/SF
EGI
$54.9K $13.83/SF
− OpEx
−$13.7K −$3.46/SF
NOI
$41.2K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$823,160
Cap Rate 7%
$587,971
Cap Rate 9%
$457,311
Alternative Uses
Best Use
Specialty Retail
$588.0K
$514.5K – $686.0K
NOI $41,158 @ 7.0% cap · market cap 4.14%
Second Best
Hotel Hospitality
$343.3K
$300.4K – $400.5K
NOI $24,031 @ 7.0% cap · market cap 2.42%
Theoretical Best
Office A
$752.6K
$658.5K – $878.0K
NOI $52,682 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Explore this area
Business Placement
Demographics for 18055, PA
12,077
Population
4,946
Households
2.4
Avg Household Size
46
Median Age
39%
College-Educated
95%
High-School Grad
20.0 sq mi
ZIP Area
604
Density / Sq Mi
$90,087
Median Household Income
$52,690
Median Earnings
$1,273
Median Rent
$293,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hospitality property - Unique opportunity: restaurant, event venue, and hospitality destination.
Where is this hospitality property located?
The property is located at 3258 Main St Hellertown, PA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Hotel Liquor License included, enabling diverse revenue streams.; Approximately 4,000 sq ft of character‑filled space on 3 acres, suitable for large events and expansion.; Multiple revenue possibilities: restaurant, bar, catering, event space, potential rental income.
