Multi-Structure Retail
For Sale
$1,895,000
4186 Easton Avenue, Bethlehem, PA 18020
SINGLE_FAMILY - Bethlehem Twp, PA
Property Size14,016 SF
Lot Size3.10 Acres
Price / SF$135.20
Days on Market792
Property Features for 4186 Easton Avenue
General Information
Property type
Residential
Property subtype
Retail
Zoning
NC
Parking
67
Parking features
Parking Lot
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
Route 22 to Route 191; Left on Oakland; Left on Easton Ave.
Subdivision
Bethlehem Twp.
Standard status
Active
APN
M7SE2 1 37 0205
Size
14,016 SF
Lot size
3.10 Acres
Taxes and HOA fees
Tax Annual Amount
20007
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1878
Listing Agency:
Keller Williams Allentown · Keller Williams Realty
(610) 435-1800
Listed By:
Benjamin Diaz
(610) 435-1800
Added: Jun 13, 2024
Changed: Jun 18
Last Checked: Aug 13 at 12:06AM
MLS# 739773
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 for-sale retail property sits on 3.1 acres and includes three existing structures totaling approximately 14,016 square feet. The main retail building is a two-story post-and-beam barn with approximately 7,000 square feet. In addition to the main structure, the property features a storage barn and a separate 2,800-square-foot barn, supporting both customer-facing operations and back-of-house needs.
Located at 4186 Easton Avenue in Bethlehem Township, the site is described as just minutes from Route 33, I-78, and other major travel highways serving the Lehigh Valley. Zoning is listed as NC, which provides a framework for retail-focused uses at this location.
For tenants, operators, or buyers looking for an established retail setting with multiple buildings on one parcel, the configuration offers flexibility for merchandising, storage, and operational overflow. The main two-story structure can serve as the primary customer draw, while the additional barns can be utilized for storage or ancillary space, subject to applicable zoning and approvals.
Located at 4186 Easton Avenue in Bethlehem Township, the site is described as just minutes from Route 33, I-78, and other major travel highways serving the Lehigh Valley. Zoning is listed as NC, which provides a framework for retail-focused uses at this location.
For tenants, operators, or buyers looking for an established retail setting with multiple buildings on one parcel, the configuration offers flexibility for merchandising, storage, and operational overflow. The main two-story structure can serve as the primary customer draw, while the additional barns can be utilized for storage or ancillary space, subject to applicable zoning and approvals.
Key Highlights
- High‑visibility retail location well‑known throughout the Lehigh Valley.
- Substantial 14,016 SF of total space across 3 structures.
- Large 3.1 acre property.
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
$95,525
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
5.04%
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%
$1,910,500
$1.9M
Cap Rate 7%
$1,364,643
$1.4M
Cap Rate 9%
$1,061,389
$1.1M
Market Conditions
NOI Build-Up for 14,016 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
$148.0K $10.56/SF
− Vacancy
−$11.5K −$0.82/SF
EGI
$136.5K $9.74/SF
− OpEx
−$40.9K −$2.92/SF
NOI
$95.5K $6.82/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$1,910,500
Cap Rate 7%
$1,364,643
Cap Rate 9%
$1,061,389
Alternative Uses
Best Use
Retail
$1.36M
$1.19M – $1.59M
NOI $95,525 @ 7.0% cap · market cap 5.04%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$2.06M
$1.80M – $2.40M
NOI $144,277 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
67k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 55%
Shops & Services 29%
Dining 15%
Giant Food Store
Groceries
36,976 visits/mo
0.1 miles
Starbucks
Dining
7,136 visits/mo
0.5 miles
Speedway
Shops & Services
6,933 visits/mo
0.4 miles
Shell
Shops & Services
4,623 visits/mo
0.1 miles
TD Bank
Shops & Services
3,972 visits/mo
0.4 miles
Demographics for 18020, PA
20,582
Population
7,940
Households
2.6
Avg Household Size
45
Median Age
42%
College-Educated
96%
High-School Grad
13.0 sq mi
ZIP Area
1,583
Density / Sq Mi
$122,610
Median Household Income
$53,144
Median Earnings
$1,493
Median Rent
$348,900
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?
Retail space - Multi-building retail site with a prominent two-story post-and-beam structure, positioned near major Lehigh Valley routes.
Where is this retail space located?
The property is located at 4186 Easton Avenue Bethlehem, PA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: High‑visibility retail location well‑known throughout the Lehigh Valley.; Substantial 14,016 SF of total space across 3 structures.; Large 3.1 acre property.
