Mixed-Use Building with
For Sale
$850,000
449 N 10TH STREET, Allentown, PA 18102
Turnkey mixed-use building with a street-level commercial storefront and three renovated residential units above.
Property Size4,015 SF
Price / SF$211.71
Days on Market60
Property Features for 449 N 10TH STREET
General Information
Standard status
Active
Size
4,015 SF
Property subtype
Quadruplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
3
Building Details
Year Built
1885
Listing Agency:
Real of Pennsylvania
(570) 977-0770
Listed By:
Heather Schierloh · License #RS353453
(570) 977-0770
Source:
Cummingsrealtors
Added: Jun 23
Changed: Aug 21
Last Checked: Aug 20 at 4:19AM
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
Investment Insights
Based on property information with market context.
This fully renovated mixed-use building includes one highly visible commercial storefront on the main level and three modernized residential rental units above. The residential component consists of one 1-bedroom apartment and two 2-bedroom apartments, each updated with modern kitchens, remodeled bathrooms, luxury vinyl plank flooring, fresh finishes, and vinyl replacement windows. The property was originally built in 1885 and has undergone a complete interior and exterior renovation while maintaining its historic character. Floor plans for each level are included in the listing documents.
The street-level commercial space offers corner visibility with prominent exposure for retail, office, or service-based businesses. Public water, public sewer, and natural gas are available, and the gross building area is stated as over 4,000 square feet.
Situated in Downtown Allentown, the building is described as being near major highways and surrounded by shopping and restaurants, with ongoing revitalization in the area.
The street-level commercial space offers corner visibility with prominent exposure for retail, office, or service-based businesses. Public water, public sewer, and natural gas are available, and the gross building area is stated as over 4,000 square feet.
Situated in Downtown Allentown, the building is described as being near major highways and surrounded by shopping and restaurants, with ongoing revitalization in the area.
Key Highlights
- Built in 1885, fully renovated mixed‑use building with 4,000+ sq ft of gross building area
- Main level features one commercial storefront with corner visibility on the street level
- Residential unit mix: one 1‑bedroom unit and two 2‑bedroom units above the storefront
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
$49,452
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
5.82%
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%
$989,040
$989.0K
Cap Rate 7%
$706,457
$706.5K
Cap Rate 9%
$549,467
$549.5K
Market Conditions
NOI Build-Up for 4,015 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
$74.7K $18.60/SF
− Vacancy
−$4.0K −$1.00/SF
EGI
$70.6K $17.60/SF
− OpEx
−$21.2K −$5.28/SF
NOI
$49.5K $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%
$989,040
Cap Rate 7%
$706,457
Cap Rate 9%
$549,467
Alternative Uses
Best Use
Retail
$706.5K
$618.2K – $824.2K
NOI $49,452 @ 7.0% cap · market cap 5.82%
Second Best
Multifamily LT 5
$601.6K
$526.4K – $701.9K
NOI $42,115 @ 7.0% cap · market cap 4.95%
Theoretical Best
Specialty Retail
$788.8K
$690.2K – $920.2K
NOI $55,214 @ 7.0% cap · market cap 6.50%
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 - Turnkey mixed-use building with a street-level commercial storefront and three renovated residential units above.
Where is this mixed-use property located?
The property is located at 449 N 10TH STREET 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: Built in 1885, fully renovated mixed‑use building with 4,000+ sq ft of gross building area; Main level features one commercial storefront with corner visibility on the street level; Residential unit mix: one 1‑bedroom unit and two 2‑bedroom units above the storefront
