Commercial Building with Off-Street
For Sale
$440,000
431 Delaware Avenue, Palmerton, PA 18071
Concrete block office building on slab with central A/C, gas boiler heat, and 30 off-street parking spaces.
Property Size5,958 SF
Lot Size0.41 Acres
Days on Market335
Property Features for 431 Delaware Avenue
General Information
Standard status
Active
Size
5,958 SF
Total Parking Spaces
30
Lot size
0.41 Acres
Property subtype
Office
Zoning
Commercial Downtown
Warehouse & Industrial
Clear Height
13 ft
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$10,189
Building Details
Building Size
5,958 SF
Year Built
1930
Listing Agency:
Keller Williams Real Estate
(570) 421-2890
Listed By:
Jim Christman
Source:
Bhhspaulfordrealtors
Added: Sep 24, 2025
Changed: Aug 23
Last Checked: Aug 22 at 1:13PM
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 Keller Williams Real Estate
Investment Insights
Based on property information with market context.
This commercial building features a concrete block structure on slab with 3-phase electric, gas boiler heat, and central A/C. Interior configuration offers a reception area, front conference room, large center room for open desk use, and a workshop/copy room, along with a large conference room and six private offices. Additional improvements include breakroom/kitchen space, utility and storage rooms, and two men’s and two women’s bathrooms. The space is described as structurally clear span with 13-foot ceilings, creating flexibility for a variety of layouts.
The property is zoned Commercial Downtown and includes approximately 112 feet of frontage with about 160 feet of depth. The site provides 30 off-street parking spaces for employees and visitors.
With permitted uses noted in the attached documents, the building is positioned as a versatile option for professional office, medical, retail, or creative repurposing within the existing downtown commercial zoning.
The property is zoned Commercial Downtown and includes approximately 112 feet of frontage with about 160 feet of depth. The site provides 30 off-street parking spaces for employees and visitors.
With permitted uses noted in the attached documents, the building is positioned as a versatile option for professional office, medical, retail, or creative repurposing within the existing downtown commercial zoning.
Key Highlights
- 112 ft frontage with 160 ft depth in Palmerton Borough, zoned Commercial Downtown
- 30 off‑street parking spaces for employees, clients, and customers
- Concrete block structure on slab with gas boiler heat, central A/C, and 3‑phase electric
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 on slab with central A/C, gas boiler heat, and 30 off-street parking spaces.
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: 112 ft frontage with 160 ft depth in Palmerton Borough, zoned Commercial Downtown; 30 off‑street parking spaces for employees, clients, and customers; Concrete block structure on slab with gas boiler heat, central A/C, and 3‑phase electric
