Multi-Level Standalone Office
For Sale
Contact for pricing
824 8th Ave, Bethlehem, PA 18018
Standalone multi-level office building with multiple access points near Union Blvd and Routes 22 and 378.
Property Size4,261 SF
Price / SF$139.64
Days on Market124
Property Features for 824 8th Ave
General Information
Standard status
Active
Size
4,261 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
Feinberg Real Estate Advisors, LLC
(610) 709-6233
Listed By:
Cindy McDonnell Feinberg · License #RM423190
(610) 360-9733
Source:
Moodyscre
Added: May 8
Changed: Aug 16
Last Checked: Jul 22 at 12:26PM
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 Feinberg Real Estate Advisors, LLC
Investment Insights
Based on property information with market context.
This professional, stand-alone multi-level office building offers multiple access points and visibility suitable for business use. The property is positioned for straightforward access and entry from more than one location around the building.
The building is located in the City of Bethlehem, Lehigh County, with easy access to Union Blvd and Routes 22 and 378. Visibility and roadway connectivity support convenient customer and employee access.
The offering presents a self-contained office asset for new or expanding operations, with the practical benefit of multiple points of access.
The building is located in the City of Bethlehem, Lehigh County, with easy access to Union Blvd and Routes 22 and 378. Visibility and roadway connectivity support convenient customer and employee access.
The offering presents a self-contained office asset for new or expanding operations, with the practical benefit of multiple points of access.
Key Highlights
- Stand‑alone multi‑level office building in the City of Bethlehem, Lehigh County
- Multiple access points for easier ingress and egress
- Convenient access near Union Blvd and Routes 22 and 378
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
$31,115
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
5.23%
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%
$622,300
$622.3K
Cap Rate 7%
$444,500
$444.5K
Cap Rate 9%
$345,722
$345.7K
Market Conditions
NOI Build-Up for 4,261 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
$45.0K $10.56/SF
− Vacancy
−$3.5K −$0.82/SF
EGI
$41.5K $9.74/SF
− OpEx
−$10.4K −$2.43/SF
NOI
$31.1K $7.30/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /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%
$622,300
Cap Rate 7%
$444,500
Cap Rate 9%
$345,722
Alternative Uses
Best Use
Office B
$444.5K
$388.9K – $518.6K
NOI $31,115 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$626.6K
$548.3K – $731.0K
NOI $43,862 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,181
Businesses Nearby
Explore this area
Business Placement
Demographics for 18018, PA
32,388
Population
14,669
Households
2.2
Avg Household Size
39
Median Age
37%
College-Educated
92%
High-School Grad
5.2 sq mi
ZIP Area
6,228
Density / Sq Mi
$71,968
Median Household Income
$43,471
Median Earnings
$1,261
Median Rent
$224,000
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 building - Standalone multi-level office building with multiple access points near Union Blvd and Routes 22 and 378.
Where is this office building located?
The property is located at 824 8th Ave Bethlehem, PA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Stand‑alone multi‑level office building in the City of Bethlehem, Lehigh County; Multiple access points for easier ingress and egress; Convenient access near Union Blvd and Routes 22 and 378
