Two-Unit Office
For Sale
$435,000
6626 -6630 Main Street, Bangor, PA 18013
CommercialSale, Lower Mt Bethel Twp, PA
Property Size2,000 SF
Lot Size0.29 Acres
Price / SF$217.50
Days on Market107
Property Features for 6626 -6630 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Parking Lot, Off Street
Elementary school district
Easton
Middle school district
Easton
High school district
Easton
Directions
From Easton, Rt 611 N to Martins Creek traffic light, building on Left
Subdivision
Lower Mt. Bethel
Standard status
Active
APN
H10NW1-9-6
Size
2,000 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Annual Amount
5342
Utilities
Sewer type
Holding Tank
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Central Air, Ductless
Water source
Well
Building Details
Year built
2000
Number of units
2
Building materials
Stucco
Roof type
Flat
Listing Agency:
BHHS - Choice Properties · Prudential Real Estate
(610) 759-7833
Listed By:
Gregory J. Smith
(610) 390-0090
Added: May 20
Changed: Sep 2
Last Checked: Sep 3 at 5:06AM
MLS# 777196
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.
This two-unit office property contains 2,000 square feet in a flexible commercial layout. The units measure approximately 1,200 square feet and 800 square feet, with open-plan interiors, separate electric service, and individual HVAC systems. Each unit includes one ADA-compliant half bath, supporting independent occupancy or a combined operation. The exterior is finished in stucco, with trim painted in 2025.
Positioned at the corner of Main Street and Rt 611 in Martins Creek, the property has a parking lot and off-street parking. The site encompasses 0.29 acres and is served by a well and holding tank. A new well pump and fittings were installed in 2025. Commercial zoning is in place; intended uses should be confirmed with the local zoning office.
Positioned at the corner of Main Street and Rt 611 in Martins Creek, the property has a parking lot and off-street parking. The site encompasses 0.29 acres and is served by a well and holding tank. A new well pump and fittings were installed in 2025. Commercial zoning is in place; intended uses should be confirmed with the local zoning office.
Key Highlights
- 2,000 square feet of combined office space
- Approx. 1,200 SF at 6626 and approx. 800 SF at 6630
- Separate electric and HVAC systems for each unit
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
$20,745
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
4.77%
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%
$414,900
$414.9K
Cap Rate 7%
$296,357
$296.4K
Cap Rate 9%
$230,500
$230.5K
Market Conditions
NOI Build-Up for 2,000 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
$30.0K $15.00/SF
− Vacancy
−$2.3K −$1.17/SF
EGI
$27.7K $13.83/SF
− OpEx
−$6.9K −$3.46/SF
NOI
$20.7K $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%
$414,900
Cap Rate 7%
$296,357
Cap Rate 9%
$230,500
Alternative Uses
Best Use
Office B
$296.4K
$259.3K – $345.8K
NOI $20,745 @ 7.0% cap · market cap 4.77%
Second Best
Retail
$221.3K
$193.6K – $258.2K
NOI $15,490 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$379.3K
$331.9K – $442.6K
NOI $26,554 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 18013, PA
17,436
Population
7,401
Households
2.4
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
63.0 sq mi
ZIP Area
277
Density / Sq Mi
$76,116
Median Household Income
$37,107
Median Earnings
$1,088
Median Rent
$245,700
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 units - Separate spaces feature dedicated electric and HVAC, open-plan interiors, and an ADA-compliant half bath in each unit.
Where is this office units located?
The property is located at 6626 -6630 Main Street Bangor, PA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2,000 square feet of combined office space; Approx. 1,200 SF at 6626 and approx. 800 SF at 6630; Separate electric and HVAC systems for each unit
