Three-Level Medical Office
For Sale
$2,333,375
5250 Freemansburg Ave, Easton, PA 18045
Built in 2015, the property includes a ground-floor dental practice and a shell-ready second floor plus an available lower level.
Property Size13,905 SF
Price / SF$167.81
Days on Market160
Property Features for 5250 Freemansburg Ave
General Information
Standard status
Active
Size
13,905 SF
Taxes and HOA fees
Annual Taxes
$35,112
Listing Agency:
Keller Williams Allentown
Listed By:
Ryan B. McGeehan · License #AB068951
(610) 435-1800
Source:
Exprealty
Added: Apr 2
Changed: Sep 8
Last Checked: Sep 8 at 5:23AM
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 Keller Williams Allentown
Investment Insights
Based on property information with market context.
This three-level office building was constructed in 2015 and is currently configured with a ground-floor dental practice under a long-term lease. The lower level is available and is described as suitable for a range of uses, including fitness, yoga, and office or professional uses. The second floor is also available in shell condition, with approximately 4,400 square feet.
The property is located on the corner of Freemansburg Avenue and Farmersville Road in Bethlehem Township. A traffic light is proposed for this intersection, though exact construction dates were not provided.
With ground-floor occupancy in place and additional space available on both the lower and second levels, the building offers a straightforward owner-operator or multi-tenant layout based on the existing configuration.
The property is located on the corner of Freemansburg Avenue and Farmersville Road in Bethlehem Township. A traffic light is proposed for this intersection, though exact construction dates were not provided.
With ground-floor occupancy in place and additional space available on both the lower and second levels, the building offers a straightforward owner-operator or multi-tenant layout based on the existing configuration.
Key Highlights
- Built in 2015, three‑level building with ground‑floor dental practice plus second‑floor shell and an available lower level
- Long‑term dental lease in place on the ground floor
- Second floor is shell‑ready with approximately 4,400 SF and is currently available
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
$144,230
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
6.18%
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%
$2,884,600
$2.9M
Cap Rate 7%
$2,060,429
$2.1M
Cap Rate 9%
$1,602,556
$1.6M
Market Conditions
NOI Build-Up for 13,905 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
$208.6K $15.00/SF
− Vacancy
−$16.3K −$1.17/SF
EGI
$192.3K $13.83/SF
− OpEx
−$48.1K −$3.46/SF
NOI
$144.2K $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%
$2,884,600
Cap Rate 7%
$2,060,429
Cap Rate 9%
$1,602,556
Alternative Uses
Best Use
Office B
$2.06M
$1.80M – $2.40M
NOI $144,230 @ 7.0% cap · market cap 6.18%
Second Best
Healthcare Medical
$1.45M
$1.27M – $1.69M
NOI $101,538 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$2.64M
$2.31M – $3.08M
NOI $184,614 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Built in 2015, the property includes a ground-floor dental practice and a shell-ready second floor plus an available lower level.
Where is this medical office space located?
The property is located at 5250 Freemansburg Ave Easton, PA.
What is the asking price?
The asking price for this property is $2,333,375.
What are key features of this property?
This property features: Built in 2015, three‑level building with ground‑floor dental practice plus second‑floor shell and an available lower level; Long‑term dental lease in place on the ground floor; Second floor is shell‑ready with approximately 4,400 SF and is currently available
