Downtown Commercial Office
For Sale
$440,000
431 Delaware Avenue, Palmerton, PA 18071
SINGLE_FAMILY - Palmerton Boro, PA
Property Size5,958 SF
Lot Size0.38 Acres
Price / SF$73.85
Days on Market320
Property Features for 431 Delaware Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
CD
Parking
30
Parking features
Off Street, Parking Lot, On Street
Elementary school district
Palmerton
Middle school district
Palmerton
High school district
Palmerton
Directions
From 248 Take the Palmerton Exit, Continue onto Delaware Avenue, Property is on the left. To the left of Palmerton Borough Hall.
Subdivision
Palmerton
Standard status
Active
APN
42A 48 D38, 42A-48-D39.01
Size
5,958 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Annual Amount
10190
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1930
Building materials
Block, Concrete, Stucco
Roof type
Flat
Listing Agency:
Keller Williams Real Estate · Keller Williams Realty
(610) 826-8100
Listed By:
Jim Christman
(570) 421-2890
Added: Sep 24, 2025
Changed: Jul 21
Last Checked: Aug 9 at 7:06PM
MLS# 764920
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 downtown commercial building offers a flexible interior layout with a reception area, front conference room, expansive center room suitable for open desk use, an office workshop/copy room, a large conference room, and six private offices. The space also includes a breakroom/kitchen area, utility and storage rooms, two men’s and two women’s bathrooms, and appears to be clear span with 13’ high ceilings. The building is constructed of concrete block on slab and is serviced with gas boiler heat, central A/C, and 3-phase electric.
The property is located at 431 Delaware Avenue in Palmerton Borough and is identified with CD zoning. It provides 112 feet of frontage and 160 feet of depth, along with 30 off-street parking spaces.
With permitted uses provided in attached documents, the building is suited for a range of downtown commercial and professional applications, supported by the current mix of open rooms, private offices, and conference space.
The property is located at 431 Delaware Avenue in Palmerton Borough and is identified with CD zoning. It provides 112 feet of frontage and 160 feet of depth, along with 30 off-street parking spaces.
With permitted uses provided in attached documents, the building is suited for a range of downtown commercial and professional applications, supported by the current mix of open rooms, private offices, and conference space.
Key Highlights
- Commercial building originally the ACME, built in 1930 with block, concrete, and stucco construction
- 112 ft frontage with 160 ft depth in Palmerton Borough, zoned Commercial Downtown
- 30 off‑street parking spaces plus on‑street/off‑street and parking lot 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
$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
Healthcare Medical
$744.9K
$651.8K – $869.0K
NOI $52,142 @ 7.0% cap · market cap 11.85%
Second Best
Office B
$462.1K
$404.3K – $539.1K
NOI $32,345 @ 7.0% cap · market cap 7.35%
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
Lease Details
13 ft
Clear height
Yes
Heavy power
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 - Concrete block office building features reception, multiple offices, large conference room, and off-street parking.
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 building originally the ACME, built in 1930 with block, concrete, and stucco construction; 112 ft frontage with 160 ft depth in Palmerton Borough, zoned Commercial Downtown; 30 off‑street parking spaces plus on‑street/off‑street and parking lot parking
