Triplex with Three
For Sale
$797,500
557 Minor Street, Emmaus, PA 18049
Three-unit property across two buildings with covered outdoor areas, separate garages, and washers and dryers in each apartment.
Property Size3,496 SF
Price / SF$228.12
Days on Market191
Property Features for 557 Minor Street
General Information
Standard status
Active
Size
3,496 SF
Total Parking Spaces
3
Property subtype
Multi-Family / Fee Simple
Zoning
R-HO
Taxes and HOA fees
Annual Taxes
$11,887
Amenities
No
Built-In Microwave, Dishwasher, Oven/Range - Electric, Dryer - Electric, Washer
Attic, Bathroom - Tub Shower, Breakfast Area, Ceiling Fan(s), Combination Dining/Living, Combination Kitchen/Dining, Dining Area, Floor Plan - Open, Kitchen - Eat-In, Recessed Lighting, Wood Floors
https://www.danmckinney.com/tours/557-559-minor-st-emmaus-pa-18049/
No Pool
Above Grade, Below Grade
Building Details
Year Built
2002
Listing Agency:
BHHS Fox & Roach Coopersburg
(484) 318-0806
Listed By:
Victoria Roelke · License #RS321552
(484) 318-0806
Source:
Compass
Added: Feb 20
Changed: Aug 29
Last Checked: Aug 29 at 5:01PM
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 BHHS Fox & Roach Coopersburg
Investment Insights
Based on property information with market context.
This three-unit property spans two buildings and totals 3,496 SF. The 557 Minor Street building contains two two-bedroom apartments, each with one bathroom, wood floors, recessed lighting, laundry appliances, and covered outdoor space. The lower apartment includes a patio, while the upper unit has attic storage and a covered Trex deck measuring 24 x 7.9. An unfinished 1,112 SF basement provides exterior access, an egress window, and rough-in plumbing.
Built in 2008, the second building contains a 1,164 SF loft-style two-bedroom apartment with a kitchen, dining area, living room, full bathroom, laundry closet, wood flooring, and a covered porch measuring 27 x 8.9. The main level includes three garages and a full bathroom. Garage features include radiant-heated floors and one 12' H door sized for a box truck. The property is in Emmaus, near the Farmers Market, shops, restaurants, and breweries, and is zoned R-HO.
Built in 2008, the second building contains a 1,164 SF loft-style two-bedroom apartment with a kitchen, dining area, living room, full bathroom, laundry closet, wood flooring, and a covered porch measuring 27 x 8.9. The main level includes three garages and a full bathroom. Garage features include radiant-heated floors and one 12' H door sized for a box truck. The property is in Emmaus, near the Farmers Market, shops, restaurants, and breweries, and is zoned R-HO.
Key Highlights
- Three‑unit property totaling 3,496 SF across two buildings
- Three garages plus a full bathroom on the main level of 559 Minor
- Unfinished 1,112 SF basement with exterior access, egress window, and rough‑in plumbing
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
$23,384
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
2.93%
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%
$467,680
$467.7K
Cap Rate 7%
$334,057
$334.1K
Cap Rate 9%
$259,822
$259.8K
Market Conditions
NOI Build-Up for 3,496 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
$36.1K $10.32/SF
− Vacancy
−$2.7K −$0.76/SF
EGI
$33.4K $9.56/SF
− OpEx
−$10.0K −$2.87/SF
NOI
$23.4K $6.69/SF
Area
Lehigh County, PA
Vacancy
7.41%
Lease Rate
$10.32 /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%
$467,680
Cap Rate 7%
$334,057
Cap Rate 9%
$259,822
Alternative Uses
Best Use
Multifamily LT 5
$334.1K
$292.3K – $389.7K
NOI $23,384 @ 7.0% cap · market cap 2.93%
Second Best
Apartment 5plus
$291.8K
$255.3K – $340.4K
NOI $20,423 @ 7.0% cap · market cap 2.56%
Theoretical Best
Mixed Use
$514.1K
$449.8K – $599.8K
NOI $35,987 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
781
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property across two buildings with covered outdoor areas, separate garages, and washers and dryers in each apartment.
Where is this triplex located?
The property is located at 557 Minor Street Emmaus, PA.
What is the asking price?
The asking price for this property is $797,500.
What are key features of this property?
This property features: Three‑unit property totaling 3,496 SF across two buildings; Three garages plus a full bathroom on the main level of 559 Minor; Unfinished 1,112 SF basement with exterior access, egress window, and rough‑in plumbing
