Flexible Office Building with Central
For Sale
$440,000
431 Delaware Avenue, Palmerton, PA 18071
COMMERCIAL - Palmerton, PA
Property Size5,958 SF
Lot Size0.22 Acres
Price / SF$73.85
Days on Market320
Property Features for 431 Delaware Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Lot features
Level
Elementary school district
Palmerton Area
Middle school district
Palmerton Area
High school district
Palmerton Area
Subdivision
Palmerton Borough
Standard status
Active
APN
42A-48-D38
Size
5,958 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
10190
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Baseboard
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Stucco
Roof type
Rubber, Flat
Listing Agency:
Keller Williams Real Estate - Palmerton · Keller Williams Realty
(610) 826-8100
Listed By:
James A Christman
(570) 421-2890
Added: Sep 24, 2025
Changed: Aug 4
Last Checked: Aug 9 at 7:06PM
MLS# PM-135970
Copyright © 2026 Pocono Mountains Association of 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.
Flexible office building with central A/C, concrete block construction on slab, and flat rubber roof. The property is serviced by a gas boiler heating system and 3-phase electric, and offers structurally clear-span space with 13' high ceilings. Flooring includes tile and carpet throughout.
The current interior layout features a reception area, front conference room, expansive center room used as open desk space, a large office workshop/copy room, a HUGE conference room, six private offices of varying sizes, breakroom/kitchen space, utility and storage rooms, and two men’s and two women’s bathrooms. Outside, the concrete block structure sits on a 0.22-acre lot and provides 30 off-street parking spaces.
Historically, the building was the original ACME, and it is zoned Commercial Downtown. The property has 112 feet of frontage and 160 feet of depth, with public water and public sewer available. The permitted uses are detailed in the attached documents and may support a variety of commercial concepts.
The current interior layout features a reception area, front conference room, expansive center room used as open desk space, a large office workshop/copy room, a HUGE conference room, six private offices of varying sizes, breakroom/kitchen space, utility and storage rooms, and two men’s and two women’s bathrooms. Outside, the concrete block structure sits on a 0.22-acre lot and provides 30 off-street parking spaces.
Historically, the building was the original ACME, and it is zoned Commercial Downtown. The property has 112 feet of frontage and 160 feet of depth, with public water and public sewer available. The permitted uses are detailed in the attached documents and may support a variety of commercial concepts.
Key Highlights
- Commercial Downtown zoning
- 13' high ceilings with structurally clear‑span space
- 112 feet of frontage and 160 feet of depth
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
$32,345
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
7.35%
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%
$646,900
$646.9K
Cap Rate 7%
$462,071
$462.1K
Cap Rate 9%
$359,389
$359.4K
Market Conditions
NOI Build-Up for 5,958 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
$46.5K $7.80/SF
− Vacancy
−$3.3K −$0.56/SF
EGI
$43.1K $7.24/SF
− OpEx
−$10.8K −$1.81/SF
NOI
$32.3K $5.43/SF
Area
Carbon County, PA
Vacancy
7.20%
Lease Rate
$7.80 /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%
$646,900
Cap Rate 7%
$462,071
Cap Rate 9%
$359,389
Alternative Uses
Best Use
Retail
$1.05M
$917.3K – $1.22M
NOI $73,384 @ 7.0% cap · market cap 16.68%
Second Best
Healthcare Medical
$744.9K
$651.8K – $869.0K
NOI $52,142 @ 7.0% cap · market cap 11.85%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.37M
NOI $81,934 @ 7.0% cap · market cap 18.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Explore this area
Business Placement
Demographics for 18071, PA
10,688
Population
5,082
Households
2.1
Avg Household Size
45
Median Age
16%
College-Educated
89%
High-School Grad
31.1 sq mi
ZIP Area
344
Density / Sq Mi
$70,996
Median Household Income
$43,479
Median Earnings
$949
Median Rent
$195,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office building with central A/C, concrete block on slab, and 13-ft ceilings under Commercial Downtown zoning.
Where is this office building located?
The property is located at 431 Delaware Avenue Palmerton, PA.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Commercial Downtown zoning; 13' high ceilings with structurally clear‑span space; 112 feet of frontage and 160 feet of depth
