Office Building with Additional
For Sale
$895,000
5201 William Penn Hwy, Easton, PA 18045
Office property with an adjoining parcel offers a combined site for commercial occupancy or investment.
Property Size6,095 SF
Lot Size1.55 Acres
Price / SF$146.84
Days on Market10
Property Features for 5201 William Penn Hwy
General Information
Standard status
Active
Size
6,095 SF
Lot size
1.55 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,542
Listing Agency:
Emerald Realty Group
(484) 747-1139
Listed By:
Kenneth Yee
(484) 747-1139
Source:
Exprealty
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 9 at 12:36PM
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 Emerald Realty Group
Investment Insights
Based on property information with market context.
The offering includes an office building at 5201 William Penn Highway together with a neighboring parcel conveyed as one transaction. The improved property contains 6,095 square feet, while the combined site encompasses approximately 1.545 acres. This configuration provides an existing commercial building alongside additional land within the overall holding.
The property is situated in Bethlehem Township along William Penn Highway, with access to Route 33, US Route 22, and I-78. The surrounding commercial corridor includes retail, office, restaurant, and service businesses, placing the site within an established business setting in the Lehigh Valley. The address is 5201 William Penn Hwy, Easton, PA.
The property is situated in Bethlehem Township along William Penn Highway, with access to Route 33, US Route 22, and I-78. The surrounding commercial corridor includes retail, office, restaurant, and service businesses, placing the site within an established business setting in the Lehigh Valley. The address is 5201 William Penn Hwy, Easton, PA.
Key Highlights
- 6,095‑square‑foot office building included in the offering
- Combined site totals approximately 1.545 acres
- Sale includes the improved property and adjoining parcel
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
$63,220
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
7.06%
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%
$1,264,400
$1.3M
Cap Rate 7%
$903,143
$903.1K
Cap Rate 9%
$702,444
$702.4K
Market Conditions
NOI Build-Up for 6,095 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
$91.4K $15.00/SF
− Vacancy
−$7.1K −$1.17/SF
EGI
$84.3K $13.83/SF
− OpEx
−$21.1K −$3.46/SF
NOI
$63.2K $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%
$1,264,400
Cap Rate 7%
$903,143
Cap Rate 9%
$702,444
Alternative Uses
Best Use
Office B
$903.1K
$790.3K – $1.05M
NOI $63,220 @ 7.0% cap · market cap 7.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $80,922 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
950
Businesses Nearby
Explore this area
Business Placement
Demographics for 18045, PA
30,317
Population
12,250
Households
2.5
Avg Household Size
46
Median Age
44%
College-Educated
95%
High-School Grad
19.3 sq mi
ZIP Area
1,571
Density / Sq Mi
$109,068
Median Household Income
$57,146
Median Earnings
$1,802
Median Rent
$301,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office property with an adjoining parcel offers a combined site for commercial occupancy or investment.
Where is this office building located?
The property is located at 5201 William Penn Hwy Easton, PA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 6,095‑square‑foot office building included in the offering; Combined site totals approximately 1.545 acres; Sale includes the improved property and adjoining parcel
