Retail Space With Attached 2-Bedroom
For Sale
$800,000
328 E Lawn Street, Nazareth, PA 18064
SINGLE_FAMILY - Upper Nazareth Twp, PA
Property Size4,077 SF
Lot Size0.55 Acres
Price / SF$196.22
Days on Market364
Property Features for 328 E Lawn Street
General Information
Property type
Residential
Property subtype
Retail
Zoning
TD6
Parking
8
Parking features
Parking Lot, Off Street, Driveway, Garage
Interior features
Storage
Elementary school district
Nazareth
Middle school district
Nazareth
High school district
Nazareth
Directions
Directions will be provided under the Confidentiality Agreement
Subdivision
Upper Nazareth
Standard status
Active
APN
J8NW4 15 5 0432
Size
4,077 SF
Lot size
0.55 Acres
Taxes and HOA fees
Tax Annual Amount
3632
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Wall Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1900
Number of units
2
Building materials
Block, Frame, Masonry, Concrete, VinylSiding, WoodSiding
Additional Structures
Storage
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Randy Beitler
(610) 398-0411
Added: Aug 11, 2025
Changed: Aug 1
Last Checked: Aug 9 at 1:06AM
MLS# 761600
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 turnkey retail property combines an operational outdoor-oriented retail business with real estate. The offering includes the business and inventory, along with a versatile retail building that has attached living space featuring a 2-bedroom apartment. Interior features include storage, and the building includes multiple construction materials listed as block, frame, masonry, concrete, vinyl siding, and wood siding.
The property sits on a 0.551-acre lot with 4,077 SF of building size and offers access via driveway and off-street parking, including a parking lot and a garage. It is located along a high-visibility roadway with an average daily traffic count of approximately 7,600 vehicles. Heating is provided by oil, and cooling includes wall unit(s) and window unit(s).
Public utilities include public water and public sewer. The building was constructed in 1900 and is zoned TD6.
The property sits on a 0.551-acre lot with 4,077 SF of building size and offers access via driveway and off-street parking, including a parking lot and a garage. It is located along a high-visibility roadway with an average daily traffic count of approximately 7,600 vehicles. Heating is provided by oil, and cooling includes wall unit(s) and window unit(s).
Public utilities include public water and public sewer. The building was constructed in 1900 and is zoned TD6.
Key Highlights
- 0.551‑acre lot with 4,077 SF retail building
- Average daily traffic count of approximately 7,600 vehicles
- Attached 2‑bedroom apartment for owner‑operator or rental use
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
$31,576
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
3.95%
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%
$631,520
$631.5K
Cap Rate 7%
$451,086
$451.1K
Cap Rate 9%
$350,844
$350.8K
Market Conditions
NOI Build-Up for 4,077 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
$48.9K $12.00/SF
− Vacancy
−$3.8K −$0.94/SF
EGI
$45.1K $11.06/SF
− OpEx
−$13.5K −$3.32/SF
NOI
$31.6K $7.74/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
30.00%
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%
$631,520
Cap Rate 7%
$451,086
Cap Rate 9%
$350,844
Alternative Uses
Best Use
Retail
$451.1K
$394.7K – $526.3K
NOI $31,576 @ 7.0% cap · market cap 3.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$773.3K
$676.6K – $902.2K
NOI $54,130 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,600 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 18064, PA
27,696
Population
10,659
Households
2.6
Avg Household Size
46
Median Age
38%
College-Educated
94%
High-School Grad
38.5 sq mi
ZIP Area
719
Density / Sq Mi
$102,857
Median Household Income
$58,471
Median Earnings
$1,235
Median Rent
$354,700
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?
Retail space - Retail property on TD6 zoning with public water and sewer, off-street parking, and an attached 2-bedroom apartment.
Where is this retail space located?
The property is located at 328 E Lawn Street Nazareth, PA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 0.551‑acre lot with 4,077 SF retail building; Average daily traffic count of approximately 7,600 vehicles; Attached 2‑bedroom apartment for owner‑operator or rental use
