Mixed-Use Building with Takeout
New
For Sale
$775,000
331 Grape Street, Whitehall, PA 18052
CommercialSale, Whitehall Twp, PA
Property Size7,714 SF
Lot Size0.28 Acres
Price / SF$100.47
Days on Market4
Property Features for 331 Grape Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C-1
Parking
13
Parking features
On Street, Parking Lot, Off Street
Elementary school district
Whitehall-Coplay
Middle school district
Whitehall-Coplay
High school district
Whitehall-Coplay
Directions
Take I-78 E / US-22 E to PA -145 N/MacArthur Rd - Take the exit - Drive to Grape St. - The property will be on your left.
Subdivision
Whitehall
Standard status
Active
APN
640802782624-1
Size
7,714 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
12671
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1945
Building materials
Brick, Block, Concrete
Roof type
Flat
Listing Agency:
Keller Williams Allentown · Keller Williams Realty
(610) 435-1800
Listed By:
Ravi Dhingra
(610) 955-7987
Added: Sep 30
Last Checked: Oct 3 at 7:06AM
MLS# 784827
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 7,714-square-foot standalone mixed-use property at 331 Grape Street includes an operational Indian fast-food takeout kitchen. Built in 1945, the building has brick, block, and concrete construction, oil heat, central air conditioning, and a flat roof. The 0.281-acre site has a parking lot and on-street and off-street parking options.
The property is in Whitehall Township, Pennsylvania, and is zoned C-1. Public water and sewer serve the site.
The property is in Whitehall Township, Pennsylvania, and is zoned C-1. Public water and sewer serve the site.
Key Highlights
- 7,714‑square‑foot standalone commercial building
- Operational Indian fast‑food takeout kitchen
- 0.281‑acre site with a parking lot, on‑street and off‑street parking
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
$61,717
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
7.96%
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%
$1,234,340
$1.2M
Cap Rate 7%
$881,671
$881.7K
Cap Rate 9%
$685,744
$685.7K
Market Conditions
NOI Build-Up for 7,714 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
$88.9K $11.52/SF
− Vacancy
−$6.6K −$0.85/SF
EGI
$82.3K $10.67/SF
− OpEx
−$20.6K −$2.67/SF
NOI
$61.7K $8.00/SF
Area
Lehigh County, PA
Vacancy
7.40%
Lease Rate
$11.52 /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%
$1,234,340
Cap Rate 7%
$881,671
Cap Rate 9%
$685,744
Alternative Uses
Best Use
Mixed Use
$1.13M
$992.6K – $1.32M
NOI $79,406 @ 7.0% cap · market cap 10.25%
Second Best
Specialty Retail
$881.7K
$771.5K – $1.03M
NOI $61,717 @ 7.0% cap · market cap 7.96%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
172k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 59%
Shops & Services 33%
Apparel 4%
Home Improvements & Furnishings 3%
Michaels
Shops & Services
30,942 visits/mo
0.4 miles
Chili's Grill & Bar
Dining
27,141 visits/mo
0.3 miles
Olive Garden
Dining
27,073 visits/mo
0.3 miles
LongHorn Steakhouse
Dining
21,765 visits/mo
0.4 miles
Hibachi Grill & Supreme Buffet
Dining
15,538 visits/mo
0.5 miles
Demographics for 18052, PA
29,317
Population
12,193
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
92%
High-School Grad
12.8 sq mi
ZIP Area
2,290
Density / Sq Mi
$69,499
Median Household Income
$39,491
Median Earnings
$1,387
Median Rent
$247,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1 zoning and an active food-service operation provide an existing commercial use at the property.
Where is this mixed-use property located?
The property is located at 331 Grape Street Whitehall, PA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 7,714‑square‑foot standalone commercial building; Operational Indian fast‑food takeout kitchen; 0.281‑acre site with a parking lot, on‑street and off‑street parking
