Mixed-Use Building with
New
For Sale
$475,000
474 Main Street, Kutztown, PA 19530
ResidentialIncome, Kutztown Boro, PA
Property Size4,501 SF
Lot Size0.13 Acres
Price / SF$105.53
Days on Market3
Property Features for 474 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CC ZONE
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bedroom 3
Parking
7
Parking features
Parking Lot, Off Street
Interior features
HandicapAccess
Accessibility
Accessible Approach with Ramp
Subdivision
Not in Development
Elementary school district
Kutztown
Middle school district
Kutztown
High school district
Kutztown
Directions
Rt. 78 to Golden Key Road, south on Golden Key Road, right onto Old Route 22, left on Mill Creek Road (turns into Eagle Point Rd),merge onto Rt 737 which turns into Greenwich Street; right onto W. Main St, property be one the left.
Standard status
Active
APN
55544311753600
Size
4,501 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
3996
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Heat Pump (Heating)
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Floors in Building
2
Number of units
3
Building materials
Frame, Stone, VinylSiding
Listing Agency:
Howard Hanna TheFrederickGroup
(610) 398-0411
Listed By:
Matt Sprung · License #AB068265
(610) 417-2198
Added: Aug 26
Last Checked: Aug 28 at 9:06PM
MLS# 783159
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 4,501-square-foot mixed-use building sits on 0.13 acres and combines residential rooms with restaurant-oriented improvements. The property includes three bedrooms and a bathroom, along with laminated flooring, updated windows, front porch decking, and an ADA-compliant restaurant. Frame, stone, and vinyl siding construction is complemented by baseboard and heat-pump heating, window units, and central air conditioning.
Located in Kutztown Boro, the property is within walking distance of Kutztown University and downtown amenities. It has access to public water and public sewer, with a parking lot and off-street parking. CC ZONE zoning, an accessible approach with ramp, and proximity to Route 222 further define the property’s physical and operating profile.
Located in Kutztown Boro, the property is within walking distance of Kutztown University and downtown amenities. It has access to public water and public sewer, with a parking lot and off-street parking. CC ZONE zoning, an accessible approach with ramp, and proximity to Route 222 further define the property’s physical and operating profile.
Key Highlights
- 4,501‑square‑foot mixed‑use building on 0.13 acres
- Three bedrooms and one bathroom included
- ADA‑compliant restaurant with accessible approach and ramp
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
$38,785
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
8.17%
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%
$775,700
$775.7K
Cap Rate 7%
$554,071
$554.1K
Cap Rate 9%
$430,944
$430.9K
Market Conditions
NOI Build-Up for 4,501 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
$73.5K $16.32/SF
− Vacancy
−$2.9K −$0.65/SF
EGI
$70.5K $15.67/SF
− OpEx
−$31.7K −$7.05/SF
NOI
$38.8K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
45.00%
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%
$775,700
Cap Rate 7%
$554,071
Cap Rate 9%
$430,944
Alternative Uses
Best Use
Retail
$652.0K
$570.5K – $760.6K
NOI $45,638 @ 7.0% cap · market cap 9.61%
Second Best
Mixed Use
$636.6K
$557.0K – $742.7K
NOI $44,560 @ 7.0% cap · market cap 9.38%
Theoretical Best
Office A
$738.9K
$646.5K – $862.0K
NOI $51,722 @ 7.0% cap · market cap 10.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
561
Businesses Nearby
Explore this area
Business Placement
Demographics for 19530, PA
14,830
Population
4,921
Households
3
Avg Household Size
30
Median Age
34%
College-Educated
93%
High-School Grad
54.6 sq mi
ZIP Area
272
Density / Sq Mi
$74,138
Median Household Income
$20,122
Median Earnings
$1,158
Median Rent
$265,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible mixed-use property with residential rooms, restaurant improvements, public utilities, and accessible entry features.
Where is this mixed-use property located?
The property is located at 474 Main Street Kutztown, PA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 4,501‑square‑foot mixed‑use building on 0.13 acres; Three bedrooms and one bathroom included; ADA‑compliant restaurant with accessible approach and ramp
