Renovated Mixed-Use Corner
For Sale
Contact for pricing
500 Belfast Rd, Nazareth, PA 18064
Fully renovated mixed-use property with store and apartments for sale.
Property Size3,900 SF
Price / SF$178.21
Days on Market355
Property Features for 500 Belfast Rd
General Information
Standard status
Active
Size
3,900 SF
Property subtype
Mixed Use, Multifamily, Retail
Zoning
Vc-Village Center
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$57,356
Building Details
Year Built
1900
Year Renovated
2025
Units
2
Listing Agency:
SAFFRON REAL ESTATE
(610) 867-8888
Listed By:
Preety Minhas · License #RB070261
Source:
Crexi
Added: Aug 23, 2025
Changed: Aug 8
Last Checked: Aug 12 at 10:09AM
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 SAFFRON REAL ESTATE
Investment Insights
Based on property information with market context.
This is a renovated mixed-use property situated on a corner lot. It includes a renovated convenience store/grocery/smoke shop equipped with gaming machines and a half bath for customers. Attached to the store is a spacious 2-bedroom, 2-bath apartment, along with an additional apartment that is currently rented for $2,300 per month. The property features a total of 5 bedrooms and 5 bathrooms. Additional features include a garage and an unfinished basement suitable for storage or future expansion. Upgrades include split heating/cooling units throughout, a paved driveway, and full interior renovations. A parking lot accommodates 10 cars. The property offers potential for business expansion by adding food items and new product lines to increase revenue. The property size is 3,900 square feet.
Key Highlights
- Fully renovated mixed‑use property with a convenience store/grocery/smoke shop and residential units.
- Prime corner location with high visibility.
- Two residential units: a 2‑bedroom, 2‑bath unit attached to the store, plus an additional rented apartment generating $2,300/month income.
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
$40,453
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%
$809,060
$809.1K
Cap Rate 7%
$577,900
$577.9K
Cap Rate 9%
$449,478
$449.5K
Market Conditions
NOI Build-Up for 3,900 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
$58.5K $15.00/SF
− Vacancy
−$4.6K −$1.17/SF
EGI
$53.9K $13.83/SF
− OpEx
−$13.5K −$3.46/SF
NOI
$40.5K $10.37/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$15.00 /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%
$809,060
Cap Rate 7%
$577,900
Cap Rate 9%
$449,478
Alternative Uses
Best Use
Specialty Retail
$577.9K
$505.7K – $674.2K
NOI $40,453 @ 7.0% cap · market cap 5.82%
Second Best
Mixed Use
$564.1K
$493.6K – $658.1K
NOI $39,488 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$739.7K
$647.3K – $863.0K
NOI $51,780 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 18064, PA
27,696
Population
10,659
Households
2.6
Avg Household Size
46
Median Age
38%
College-Educated
94%
High-School Grad
38.5 sq mi
ZIP Area
719
Density / Sq Mi
$102,857
Median Household Income
$58,471
Median Earnings
$1,235
Median Rent
$354,700
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 - Fully renovated mixed-use property with store and apartments for sale.
Where is this mixed-use property located?
The property is located at 500 Belfast Rd Nazareth, PA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Fully renovated mixed‑use property with a convenience store/grocery/smoke shop and residential units.; Prime corner location with high visibility.; Two residential units: a 2‑bedroom, 2‑bath unit attached to the store, plus an additional rented apartment generating $2,300/month income.
