Mixed-Use Property with Retail
For Sale
$625,000
534 W BROAD STREET, Quakertown, PA 18951
Ground-floor C2 space can operate as two units or a connected retail footprint, with income-producing apartments upstairs.
Property Size3,000 SF
Price / SF$208.33
Days on Market43
Property Features for 534 W BROAD STREET
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
6
Property subtype
Commercial
Zoning
C2
Additional Details
Multifamily Units
2
Amenities
basement storage
separate entrances for residential tenants
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Keller Williams Real Estate-Montgomeryville
(267) 934-5674
Listed By:
Joshua Wernick · License #RS379021
(267) 934-5674
Source:
Cummingsrealtors
Added: Jul 12
Changed: Aug 23
Last Checked: Aug 22 at 12:34PM
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 Real Estate-Montgomeryville
Investment Insights
Based on property information with market context.
This mixed-use property includes two adjacent ground-floor commercial units plus two residential apartments above. The first floor features approximately 725 SF in a former Rita’s Water Ice space and Unit 1 at approximately 600 SF, with bedroom, bathroom, laundry, kitchen, and basement storage access. The connecting wall between the two ground-floor units can be opened to create a single connected commercial footprint of approximately 1,325 SF, with no additional zoning approval or conditional use hearing required for that configuration. Both ground-floor units are permitted for commercial use by right under Quakertown Borough’s C2 General Commercial zoning.
Two residential apartments are located above: Unit 2 at $925/month and Unit 3 at $1,050/month. Unit 1 is currently tenanted residentially at $1,175/month under a grandfathered use, and at lease expiration in early October the new owner may convert to commercial use by right or continue residential tenancy. The property has private rear parking for 6 spaces, basement storage, and separate entrances for residential tenants.
As of now, the property generates $54,600 in gross annual income across all four units. The C2 zoning also includes a Pedestrian-Oriented Mixed-Use Overlay District (POMU). Built in 1920, the total size is approximately 3,000 SF per assessor, with annual taxes of $5,783. Showing is by appointment.
Two residential apartments are located above: Unit 2 at $925/month and Unit 3 at $1,050/month. Unit 1 is currently tenanted residentially at $1,175/month under a grandfathered use, and at lease expiration in early October the new owner may convert to commercial use by right or continue residential tenancy. The property has private rear parking for 6 spaces, basement storage, and separate entrances for residential tenants.
As of now, the property generates $54,600 in gross annual income across all four units. The C2 zoning also includes a Pedestrian-Oriented Mixed-Use Overlay District (POMU). Built in 1920, the total size is approximately 3,000 SF per assessor, with annual taxes of $5,783. Showing is by appointment.
Key Highlights
- 534 W. Broad St. mixed‑use property with C2 zoning and Pedestrian‑Oriented Mixed‑Use overlay (POMU).
- Up to 1,325 SF of ground‑floor commercial space available by right under C2, with no township approval required.
- First floor includes two adjacent units: approx. 725 SF former Rita's Water Ice space and Unit 1 approx. 600 SF.
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
$43,534
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
6.97%
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%
$870,680
$870.7K
Cap Rate 7%
$621,914
$621.9K
Cap Rate 9%
$483,711
$483.7K
Market Conditions
NOI Build-Up for 3,000 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
$65.9K $21.96/SF
− Vacancy
−$3.7K −$1.23/SF
EGI
$62.2K $20.73/SF
− OpEx
−$18.7K −$6.22/SF
NOI
$43.5K $14.51/SF
Area
Bucks County, PA
Vacancy
5.60%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$870,680
Cap Rate 7%
$621,914
Cap Rate 9%
$483,711
Alternative Uses
Best Use
Retail
$621.9K
$544.2K – $725.6K
NOI $43,534 @ 7.0% cap · market cap 6.97%
Second Best
Mixed Use
$152.0K
$133.0K – $177.3K
NOI $10,640 @ 7.0% cap · market cap 1.70%
Theoretical Best
Office A
$909.6K
$795.9K – $1.06M
NOI $63,670 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
994
Businesses Nearby
14k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Shops & Services 40%
Dunkin' Donuts
Dining
7,093 visits/mo
0.3 miles
Sunoco
Shops & Services
5,768 visits/mo
0.2 miles
China Wok
Dining
1,444 visits/mo
0.2 miles
Demographics for 18951, PA
36,111
Population
14,862
Households
2.4
Avg Household Size
43
Median Age
33%
College-Educated
94%
High-School Grad
71.7 sq mi
ZIP Area
504
Density / Sq Mi
$95,084
Median Household Income
$49,570
Median Earnings
$1,341
Median Rent
$339,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor C2 space can operate as two units or a connected retail footprint, with income-producing apartments upstairs.
Where is this mixed-use property located?
The property is located at 534 W BROAD STREET Quakertown, PA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 534 W. Broad St. mixed‑use property with C2 zoning and Pedestrian‑Oriented Mixed‑Use overlay (POMU).; Up to 1,325 SF of ground‑floor commercial space available by right under C2, with no township approval required.; First floor includes two adjacent units: approx. 725 SF former Rita's Water Ice space and Unit 1 approx. 600 SF.
