Mixed-Use Building with
For Sale
$1,800,000
5093 Vera Cruz Road, Emmaus, PA 18049
ResidentialIncome, Emmaus Boro, PA
Property Size11,148 SF
Lot Size2.52 Acres
Price / SF$161.46
Days on Market105
Property Features for 5093 Vera Cruz Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-SR
Bedrooms
2
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 2
Parking
65
Parking features
Parking Lot, Off Street
Interior features
Furnished, HandicapAccess
Accessibility
Accessible Approach with Ramp
Subdivision
Not in Development
Elementary school district
East Penn
Middle school district
East Penn
High school district
East Penn
Directions
From Chestnut Street head south on 10th St, right on Pennsylvania Avenue, stay left at Y and school will be on your left in about 1 mile
Standard status
Active
APN
549346921149-1
Size
11,148 SF
Lot size
2.52 Acres
Taxes and HOA fees
Tax Annual Amount
9026
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Well
Amenities
sauna
laundry
Building Details
Year built
1927
Floors in Building
1
Number of units
4
Building materials
Brick
Listing Agency:
Rudy Amelio Real Estate · ERA Real Estate
(610) 437-5501
Listed By:
Geoff Spitko
(610) 657-5776
Added: Jun 9
Changed: Sep 12
Last Checked: Sep 21 at 5:06AM
MLS# 778506
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.
Located at 5093 Vera Cruz Road in Emmaus Boro, this 11,148-square-foot mixed-use property combines residential, educational, assembly, and support areas within a brick building constructed in 1927. The front residence includes a living room, kitchen, dining room, two bedrooms, two bathrooms with heated floors, laundry, two saunas, and additional rooms; it is furnished and has been used as an Airbnb.
The central portion provides three classrooms, a principal’s office, and separate public and handicap-accessible bathrooms. Assembly and event areas at the rear include a cafeteria kitchen, gymnasium, auditorium, banquet hall, stage, and backstage room. Basement space adds a library, utility room, storage, and multiple exterior egress points. The first floor is handicap accessible, and the property includes ramp access, central air, natural-gas heat, a large parking lot, public sewer, and a well. The building may remain configured as one property or be divided into at least four sections. Zoning is R-SR, and the roof is new.
The central portion provides three classrooms, a principal’s office, and separate public and handicap-accessible bathrooms. Assembly and event areas at the rear include a cafeteria kitchen, gymnasium, auditorium, banquet hall, stage, and backstage room. Basement space adds a library, utility room, storage, and multiple exterior egress points. The first floor is handicap accessible, and the property includes ramp access, central air, natural-gas heat, a large parking lot, public sewer, and a well. The building may remain configured as one property or be divided into at least four sections. Zoning is R-SR, and the roof is new.
Key Highlights
- 11,148‑square‑foot brick mixed‑use building constructed in 1927
- Front residence includes 2 bedrooms, 2 bathrooms, 2 saunas, laundry, and a furnished interior
- Three classrooms plus principal’s office and separate public and handicap‑accessible bathrooms
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
$114,755
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
6.38%
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%
$2,295,100
$2.3M
Cap Rate 7%
$1,639,357
$1.6M
Cap Rate 9%
$1,275,056
$1.3M
Market Conditions
NOI Build-Up for 11,148 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
$200.7K $18.00/SF
− Vacancy
−$17.1K −$1.53/SF
EGI
$183.6K $16.47/SF
− OpEx
−$68.9K −$6.18/SF
NOI
$114.8K $10.29/SF
Area
Lehigh County, PA
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,295,100
Cap Rate 7%
$1,639,357
Cap Rate 9%
$1,275,056
Alternative Uses
Best Use
Mixed Use
$1.64M
$1.43M – $1.91M
NOI $114,755 @ 7.0% cap · market cap 6.38%
Second Best
Apartment 5plus
$930.3K
$814.1K – $1.09M
NOI $65,124 @ 7.0% cap · market cap 3.62%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 18049, PA
18,440
Population
7,659
Households
2.4
Avg Household Size
43
Median Age
38%
College-Educated
94%
High-School Grad
15.0 sq mi
ZIP Area
1,229
Density / Sq Mi
$93,924
Median Household Income
$44,310
Median Earnings
$1,316
Median Rent
$282,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible building combines a furnished residence, classroom space, event facilities, and handicap-accessible circulation.
Where is this mixed-use property located?
The property is located at 5093 Vera Cruz Road Emmaus, PA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 11,148‑square‑foot brick mixed‑use building constructed in 1927; Front residence includes 2 bedrooms, 2 bathrooms, 2 saunas, laundry, and a furnished interior; Three classrooms plus principal’s office and separate public and handicap‑accessible bathrooms
