4.241 Acres Mixed-Use
For Sale
Contact for pricing
2946 MacArthur Rd, Whitehall, PA 18052
High visibility location with redevelopment potential and income-producing apartments.
Property Size11,840 SF
Lot Size4.24 Acres
Price / SF$333.61
Days on Market907
Property Features for 2946 MacArthur Rd
General Information
Standard status
Active
Size
11,840 SF
Lot size
4.24 Acres
Property subtype
Mixed Use
Investment Type
Redevelopment
Building Details
Buildings
8
Listing Agency:
Howard Hanna Real Estate Services Inc Lehigh Valley
Listed By:
Carrie Ward · License #AB069092
(610) 398-0411
Source:
Crexi
Added: Mar 11, 2024
Changed: Aug 28
Last Checked: Sep 2 at 11:42PM
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 Howard Hanna Real Estate Services Inc Lehigh Valley
Investment Insights
Based on property information with market context.
This property features 4.241 acres across four contiguous parcels in a high-visibility location with authorized access to MacArthur Rd and Mechanicsville Rd, situated next to a signalized intersection. The site includes a store/showroom with an attached home, a repair shop with drive-in doors, and a steel canopy. Additionally, there is an 11,840 sq ft steel warehouse featuring a 22 ft ceiling height, clear span, concrete floor, heating system, and two 14 ft drive-in doors. The property also includes a fully leased and updated 6-unit apartment building that generates income, a partially renovated Victorian brick building, an extensive outdoor covered storage structure, and several garages, workshops, and a small office building. Potential uses for the property include a franchise restaurant, retail center, IT manufacturing campus, day-care facility, auto service, or bank/financial institutions.
Key Highlights
- 4.241 acres of contiguous parcels in a high‑visibility location.
- HOP authorized access to MacArthur Rd and Mechanicsville Rd, next to a signalized intersection.
- Existing 11,840 sq ft steel warehouse boasts a 22 ft ceiling height and two 14 ft drive‑in doors.
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
$121,878
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
3.09%
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%
$2,437,560
$2.4M
Cap Rate 7%
$1,741,114
$1.7M
Cap Rate 9%
$1,354,200
$1.4M
Market Conditions
NOI Build-Up for 11,840 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
$213.1K $18.00/SF
− Vacancy
−$18.1K −$1.53/SF
EGI
$195.0K $16.47/SF
− OpEx
−$73.1K −$6.18/SF
NOI
$121.9K $10.29/SF
Area
Lehigh County, PA
Vacancy
8.50%
Lease Rate
$18.00 /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%
$2,437,560
Cap Rate 7%
$1,741,114
Cap Rate 9%
$1,354,200
Alternative Uses
Best Use
Mixed Use
$1.74M
$1.52M – $2.03M
NOI $121,878 @ 7.0% cap · market cap 3.09%
Second Best
Warehouse
$1.53M
$1.34M – $1.79M
NOI $107,172 @ 7.0% cap · market cap 2.71%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
578
Businesses Nearby
Explore this area
Business Placement
Demographics for 18052, PA
29,317
Population
12,193
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
92%
High-School Grad
12.8 sq mi
ZIP Area
2,290
Density / Sq Mi
$69,499
Median Household Income
$39,491
Median Earnings
$1,387
Median Rent
$247,100
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - High visibility location with redevelopment potential and income-producing apartments.
Where is this mixed-use property located?
The property is located at 2946 MacArthur Rd Whitehall, PA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 4.241 acres of contiguous parcels in a high‑visibility location.; HOP authorized access to MacArthur Rd and Mechanicsville Rd, next to a signalized intersection.; Existing 11,840 sq ft steel warehouse boasts a 22 ft ceiling height and two 14 ft drive‑in doors.
