Mixed-Use Property with
For Sale
$495,000
359 W Tilghman St, Allentown, PA 18102
Residential and commercial improvements include a fenced site, gated access, and a detached garage or warehouse.
Property Size2,512 SF
Lot Size0.32 Acres
Price / SF$197.05
Days on Market84
Property Features for 359 W Tilghman St
General Information
Standard status
Active
Size
2,512 SF
Lot size
0.32 Acres
Property subtype
Commercial
Zoning
IG
Site & Location
Road Access
Yes
Fenced Yard
Yes
Additional Details
Warehouse Space
1,342 SF
Building Details
Year Built
1909
Buildings
2
Listing Agency:
BHGRE Valley Partners-Allentwn
(610) 216-9488
Listed By:
Earl B Stafford
Source:
Poconohomessearch
Added: Jun 9
Changed: Aug 28
Last Checked: Aug 30 at 5:51PM
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 mixed-use property combines a 2,512-square-foot, 2.5-story residence with a separate 1,342-square-foot garage and warehouse. The residence contains 5–6 bedrooms, 1 full bathroom, 3 half bathrooms, and a heated garage. Gas heat and hot water serve the property, and the existing appliances remain.
The 130-by-107.5-foot lot is fully fenced and gated, with a concrete driveway providing access from 130 feet of frontage on Meadow St. The property is located at 359 W Tilghman St in Allentown and is currently within the IG–Industrial General zoning district. Current zoning documentation and a letter from the City of Allentown Zoning Supervisor are available upon request.
The 130-by-107.5-foot lot is fully fenced and gated, with a concrete driveway providing access from 130 feet of frontage on Meadow St. The property is located at 359 W Tilghman St in Allentown and is currently within the IG–Industrial General zoning district. Current zoning documentation and a letter from the City of Allentown Zoning Supervisor are available upon request.
Key Highlights
- 2,512 SF, 2.5‑story residence with 5–6 bedrooms
- Separate 1,342 SF detached garage and warehouse
- 1 full bathroom and 3 half bathrooms
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
$24,530
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
4.96%
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%
$490,600
$490.6K
Cap Rate 7%
$350,429
$350.4K
Cap Rate 9%
$272,556
$272.6K
Market Conditions
NOI Build-Up for 2,512 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
$42.2K $16.80/SF
− Vacancy
−$3.0K −$1.18/SF
EGI
$39.2K $15.62/SF
− OpEx
−$14.7K −$5.86/SF
NOI
$24.5K $9.76/SF
Area
Allentown, PA
Vacancy
7.00%
Lease Rate
$16.80 /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%
$490,600
Cap Rate 7%
$350,429
Cap Rate 9%
$272,556
Alternative Uses
Best Use
Mixed Use
$350.4K
$306.6K – $408.8K
NOI $24,530 @ 7.0% cap · market cap 4.96%
Second Best
Warehouse
$221.8K
$194.1K – $258.8K
NOI $15,529 @ 7.0% cap · market cap 3.14%
Theoretical Best
Specialty Retail
$493.5K
$431.8K – $575.8K
NOI $34,545 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,815
Businesses Nearby
Explore this area
Business Placement
Demographics for 18102, PA
51,567
Population
18,788
Households
2.7
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
3.0 sq mi
ZIP Area
17,189
Density / Sq Mi
$40,681
Median Household Income
$29,501
Median Earnings
$1,224
Median Rent
$146,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial improvements include a fenced site, gated access, and a detached garage or warehouse.
Where is this mixed-use property located?
The property is located at 359 W Tilghman St Allentown, PA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,512 SF, 2.5‑story residence with 5–6 bedrooms; Separate 1,342 SF detached garage and warehouse; 1 full bathroom and 3 half bathrooms
