Restaurant and Event
For Sale
$995,000
3258 Main Street, Hellertown, PA 18055
COMMERCIAL - Springfield Twp, PA
Property Size3,968 SF
Lot Size2.99 Acres
Price / SF$250.76
Days on Market145
Property Features for 3258 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
VR
Parking
50
Parking features
Off Street, Parking Lot
Exterior features
PropaneTankLeased
Elementary school district
Palisades
Middle school district
Palisades
High school district
Palisades
Directions
78 W to exit 67 for PA 412 S, Turn left onto 412, turn left onto Springtown Hill Rd, continue straight onto Main St, destination will be on the right.
Subdivision
Springfield
Standard status
Active
APN
42-019-032
Size
3,968 SF
Lot size
2.99 Acres
Taxes and HOA fees
Tax Annual Amount
10050
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Oil, Electric (Heating), Ductless (Heating)
Cooling system
Ductless
Water source
Well
Building Details
Year built
1900
Building materials
Brick, Stone, WoodSiding
Listing Agency:
Keller Williams Northampton · Keller Williams Realty
(610) 867-8888
Listed By:
Fred Hutterer Jr.
(610) 390-5786
Added: Mar 16
Changed: Aug 4
Last Checked: Aug 7 at 1:06PM
MLS# 773165
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.
Investment Insights
Based on property information with market context.
This restaurant and event venue offers approximately 3,968 square feet within a historic building built in 1900. The property is positioned on 2.985 acres and includes multiple dining areas, a bar area with a wood-burning fireplace, and a full commercial kitchen with prep and dishwashing support for restaurant, catering, or event service.
The layout supports both public dining and private gatherings. The main level includes a spacious dining room, a bar area, and an additional dining room. The second floor features two large dining rooms, each with its own fireplace, plus a satellite bar area designed for private events or receptions. Additional rooms along the hall may support overnight accommodations, with the ability to maintain at least one bedroom tied to preserving a Hotel Liquor License.
Outdoor space includes an outdoor patio and deck seating approximately 40 guests. Parking is available via off-street parking and a parking lot. The property is served by a well and septic tank and uses a mix of electric, oil, ductless, and propane heating, with ductless cooling. An outbuilding provides additional space for storage or potential retail use.
The layout supports both public dining and private gatherings. The main level includes a spacious dining room, a bar area, and an additional dining room. The second floor features two large dining rooms, each with its own fireplace, plus a satellite bar area designed for private events or receptions. Additional rooms along the hall may support overnight accommodations, with the ability to maintain at least one bedroom tied to preserving a Hotel Liquor License.
Outdoor space includes an outdoor patio and deck seating approximately 40 guests. Parking is available via off-street parking and a parking lot. The property is served by a well and septic tank and uses a mix of electric, oil, ductless, and propane heating, with ductless cooling. An outbuilding provides additional space for storage or potential retail use.
Key Highlights
- Approximately 3,968 SF historic restaurant and event venue built in 1900
- 2.985‑acre property with outdoor patio and deck seating approximately 40 guests
- Hotel Liquor License; room configuration supports maintaining at least one bedroom
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
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
99k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Dining 37%
Shops & Services 19%
Home Improvements & Furnishings 4%
Giant Food Store
Groceries
35,520 visits/mo
0.4 miles
McDonald's
Dining
20,314 visits/mo
0.1 miles
Starbucks
Dining
13,465 visits/mo
0.1 miles
Dollar Tree
Shops & Services
13,374 visits/mo
0.3 miles
Dollar General
Shops & Services
5,783 visits/mo
0.0 miles
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - VR-zoned restaurant and event venue with a full commercial kitchen, occupancy over 100 guests, and a patio and deck.
Where is this conventional restaurant located?
The property is located at 3258 Main Street 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: Approximately 3,968 SF historic restaurant and event venue built in 1900; 2.985‑acre property with outdoor patio and deck seating approximately 40 guests; Hotel Liquor License; room configuration supports maintaining at least one bedroom
