Two-Unit Commercial
For Sale
$435,000
6626 -6630 Main Street, Bangor, PA 18013
COMMERCIAL - Lower Mt Bethel Twp, PA
Property Size2,000 SF
Lot Size0.29 Acres
Price / SF$217.50
Days on Market95
Property Features for 6626 -6630 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Off Street, Parking Lot
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
Ductless (Heating), Electric (Heating)
Cooling system
Ductless, Central Air
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: Aug 11
Last Checked: Aug 22 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 commercial storefront property contains two open-plan units totaling 2,000 square feet. The 6626 unit measures approximately 1,200 square feet, while 6630 provides approximately 800 square feet. Each unit has separate electric service and HVAC, along with an ADA-compliant half bath. The building has stucco construction, a flat roof, ductless and central air cooling, electric and ductless heating, off-street parking, and a parking lot.
Positioned at the corner of Main Street and Rt 611 in the Village of Martins Creek, the property has frontage at a highly traveled intersection. Commercial zoning supports a range of potential commercial, retail, and office applications, subject to confirmation with the zoning office. The exterior stucco and trim were painted in 2025, and a new well pump and fittings were installed in 2025. Water is supplied by a well, with a holding tank for sewer service.
Positioned at the corner of Main Street and Rt 611 in the Village of Martins Creek, the property has frontage at a highly traveled intersection. Commercial zoning supports a range of potential commercial, retail, and office applications, subject to confirmation with the zoning office. The exterior stucco and trim were painted in 2025, and a new well pump and fittings were installed in 2025. Water is supplied by a well, with a holding tank for sewer service.
Key Highlights
- Two units totaling 2,000 square feet
- Approximately 1,200 square feet at 6626 and 800 square feet at 6630
- Separate electric service and HVAC 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
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Flexible open-plan commercial space at a highly traveled intersection, with separate utilities and HVAC for each unit.
Where is this storefront property 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: Two units totaling 2,000 square feet; Approximately 1,200 square feet at 6626 and 800 square feet at 6630; Separate electric service and HVAC for each unit
