Three-Unit Mixed-Use
For Sale
$749,900
342 Main St, Emmaus, PA 18049
Ground-floor barbershop with two upper-level apartments and on-site parking.
Property Size3,534 SF
Price / SF$212.20
Days on Market78
Property Features for 342 Main St
General Information
Standard status
Active
Size
3,534 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$7,303
Listing Agency:
BHGRE Valley Partners-Allentwn
(610) 730-3200
Listed By:
Eric A. Rothenberger
(610) 730-3200
Source:
Exprealty
Added: Jun 12
Changed: Aug 20
Last Checked: Aug 26 at 12:47PM
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 BHGRE Valley Partners-Allentwn
Investment Insights
Based on property information with market context.
This 3,534-square-foot mixed-use building contains three units arranged for both commercial and residential occupancy. The first floor is occupied by a barbershop, while the upper levels include a one-bedroom apartment and a two-bedroom apartment.
Located at 342 Main St in Emmaus, the property sits in the Triangle area along a heavily traveled corridor. On-site parking and street exposure support the commercial component, while the separate apartment layouts provide two residential units within the same building. Its downtown Emmaus setting combines retail and housing uses in one compact property.
Located at 342 Main St in Emmaus, the property sits in the Triangle area along a heavily traveled corridor. On-site parking and street exposure support the commercial component, while the separate apartment layouts provide two residential units within the same building. Its downtown Emmaus setting combines retail and housing uses in one compact property.
Key Highlights
- 3,534‑square‑foot mixed‑use building with 3 units
- First‑floor barbershop
- One‑bedroom apartment above the commercial space
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
$36,378
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
4.85%
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%
$727,560
$727.6K
Cap Rate 7%
$519,686
$519.7K
Cap Rate 9%
$404,200
$404.2K
Market Conditions
NOI Build-Up for 3,534 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
$63.6K $18.00/SF
− Vacancy
−$5.4K −$1.53/SF
EGI
$58.2K $16.47/SF
− OpEx
−$21.8K −$6.18/SF
NOI
$36.4K $10.29/SF
Area
Lehigh County, PA
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$727,560
Cap Rate 7%
$519,686
Cap Rate 9%
$404,200
Alternative Uses
Best Use
Mixed Use
$519.7K
$454.7K – $606.3K
NOI $36,378 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$294.9K
$258.1K – $344.1K
NOI $20,645 @ 7.0% cap · market cap 2.75%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 18049, PA
18,440
Population
7,659
Households
2.4
Avg Household Size
43
Median Age
38%
College-Educated
94%
High-School Grad
15.0 sq mi
ZIP Area
1,229
Density / Sq Mi
$93,924
Median Household Income
$44,310
Median Earnings
$1,316
Median Rent
$282,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor barbershop with two upper-level apartments and on-site parking.
Where is this mixed-use property located?
The property is located at 342 Main St Emmaus, PA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 3,534‑square‑foot mixed‑use building with 3 units; First‑floor barbershop; One‑bedroom apartment above the commercial space
