Five-Story Mixed-Use
For Sale
$6,500,000
812 West Hamilton Street, Allentown, PA 18101
Renovated commercial property combining hospitality, event, office, and production space in Downtown Allentown.
Property Size51,816 SF
Price / SF$125.44
Days on Market415
Property Features for 812 West Hamilton Street
General Information
Standard status
Active
Size
51,816 SF
Property subtype
Office
Building Details
Building Size
51,816 SF
Year Built
1900
Year Renovated
2009
Buildings
1
Stories
5
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
CENTURY 21 Keim Realtors
Listed By:
Loren K. Keim Jr. · License #RM420221
(877) 208-4158
Source:
Bhhspaulfordrealtors
Added: Jul 18, 2025
Changed: Sep 4
Last Checked: Sep 5 at 5:33AM
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 CENTURY 21 Keim Realtors
Investment Insights
Based on property information with market context.
This five-story mixed-use building was renovated in 2009 and combines hospitality, event, office, and production functions. Multiple levels support event and hospitality operations, including a commercial kitchen and related support areas. Open layouts with high ceilings on the third and fifth floors provide adaptable event or office configurations, while the fourth floor contains two leased office suites with exposed brick and glass-wall finishes. Two other floors serve as owner-occupied office and production areas. Brewing infrastructure remains in place and is available for continued brewing operations or alternative use.
The property is located at 812 W Hamilton St in Downtown Allentown, within the Neighborhood Improvement Zone. It is positioned near PPL Center, Da Vinci Science Center, and Archer Music Hall, with walkable access to the surrounding downtown corridor. The building's mix of leased, owner-occupied, hospitality, and open-plan areas supports multiple operating configurations within one commercial asset.
The property is located at 812 W Hamilton St in Downtown Allentown, within the Neighborhood Improvement Zone. It is positioned near PPL Center, Da Vinci Science Center, and Archer Music Hall, with walkable access to the surrounding downtown corridor. The building's mix of leased, owner-occupied, hospitality, and open-plan areas supports multiple operating configurations within one commercial asset.
Key Highlights
- Five‑story mixed‑use building at 812 W Hamilton St, Allentown, PA 18101
- Renovated in 2009
- Located within the Neighborhood Improvement Zone (NIZ)
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
$505,983
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
7.78%
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%
$10,119,660
$10.1M
Cap Rate 7%
$7,228,329
$7.2M
Cap Rate 9%
$5,622,033
$5.6M
Market Conditions
NOI Build-Up for 51,816 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
$870.5K $16.80/SF
− Vacancy
−$60.9K −$1.18/SF
EGI
$809.6K $15.62/SF
− OpEx
−$303.6K −$5.86/SF
NOI
$506.0K $9.76/SF
Area
Allentown, PA
Vacancy
7.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$10,119,660
Cap Rate 7%
$7,228,329
Cap Rate 9%
$5,622,033
Alternative Uses
Best Use
Mixed Use
$7.23M
$6.32M – $8.43M
NOI $505,983 @ 7.0% cap · market cap 7.78%
Second Best
Office B
$4.02M
$3.52M – $4.69M
NOI $281,299 @ 7.0% cap · market cap 4.33%
Theoretical Best
Specialty Retail
$10.18M
$8.91M – $11.88M
NOI $712,574 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,558
Businesses Nearby
Explore this area
Business Placement
Demographics for 18101, PA
5,108
Population
2,686
Households
1.9
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
0.3 sq mi
ZIP Area
17,027
Density / Sq Mi
$41,542
Median Household Income
$34,397
Median Earnings
$1,337
Median Rent
$153,800
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?
Mixed-use property - Renovated commercial property combining hospitality, event, office, and production space in Downtown Allentown.
Where is this mixed-use property located?
The property is located at 812 West Hamilton Street Allentown, PA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Five‑story mixed‑use building at 812 W Hamilton St, Allentown, PA 18101; Renovated in 2009; Located within the Neighborhood Improvement Zone (NIZ)
