Renovated Mixed-Use
For Sale
$850,000
449 N 10th Street #449, Allentown, PA 18102
One storefront accompanies three updated apartments in a multi-level commercial and residential configuration.
Property Size4,807 SF
Days on Market24
Property Features for 449 N 10th Street #449
General Information
Standard status
Active
Size
4,807 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR, 2 x 2BR
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,911
Building Details
Building Size
4,807 SF
Year Built
1885
Buildings
1
Stories
3
Listing Agency:
Real of Pennsylvania-Brodheadsville
(570) 977-0770
Listed By:
Heather Rai Schierloh · License #RS353453
(570) 977-0770
Source:
Sercommercial
Added: Jul 20
Changed: Aug 9
Last Checked: Aug 11 at 2:57PM
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 Real of Pennsylvania-Brodheadsville
Investment Insights
Based on property information with market context.
Built in 1885, this mixed-use property combines a street-level commercial storefront with three renovated apartments above. The residential layout includes one 1-bedroom unit and two 2-bedroom units, with updated kitchens and bathrooms, luxury vinyl plank flooring, fresh finishes, and vinyl replacement windows. The building has undergone comprehensive interior and exterior renovation while retaining its historic character.
The commercial space occupies a visible corner position suited to retail, office, or service use. The property contains over 4,000 square feet of gross building area and is served by public water, public sewer, and natural gas. Located in Downtown Allentown, it is near major highways, shopping, and restaurants, with floor plans available in the listing documents.
The commercial space occupies a visible corner position suited to retail, office, or service use. The property contains over 4,000 square feet of gross building area and is served by public water, public sewer, and natural gas. Located in Downtown Allentown, it is near major highways, shopping, and restaurants, with floor plans available in the listing documents.
Key Highlights
- One commercial storefront plus three residential apartments
- Residential mix includes one 1‑bedroom unit and two 2‑bedroom units
- Over 4,000 square feet of gross building area
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
$59,207
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
6.97%
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%
$1,184,140
$1.2M
Cap Rate 7%
$845,814
$845.8K
Cap Rate 9%
$657,856
$657.9K
Market Conditions
NOI Build-Up for 4,807 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
$89.4K $18.60/SF
− Vacancy
−$4.8K −$1.00/SF
EGI
$84.6K $17.60/SF
− OpEx
−$25.4K −$5.28/SF
NOI
$59.2K $12.32/SF
Area
Allentown, PA
Vacancy
5.40%
Lease Rate
$18.60 /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%
$1,184,140
Cap Rate 7%
$845,814
Cap Rate 9%
$657,856
Alternative Uses
Best Use
Retail
$845.8K
$740.1K – $986.8K
NOI $59,207 @ 7.0% cap · market cap 6.97%
Second Best
Mixed Use
$670.6K
$586.8K – $782.3K
NOI $46,940 @ 7.0% cap · market cap 5.52%
Theoretical Best
Specialty Retail
$944.4K
$826.3K – $1.10M
NOI $66,106 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,777
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - One storefront accompanies three updated apartments in a multi-level commercial and residential configuration.
Where is this mixed-use property located?
The property is located at 449 N 10th Street #449 Allentown, PA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: One commercial storefront plus three residential apartments; Residential mix includes one 1‑bedroom unit and two 2‑bedroom units; Over 4,000 square feet of gross building area
