Retail Property with Barn
For Sale
Contact for pricing
4186 Easton Ave, Bethlehem, PA 18020
3.1 acre property with retail and storage buildings.
Property Size14,010 SF
Lot Size3.10 Acres
Price / SF$135.26
Days on Market808
Property Features for 4186 Easton Ave
General Information
Standard status
Active
Size
14,010 SF
Lot size
3.10 Acres
Property subtype
Retail
Zoning
NC
Investment Type
Redevelopment
Building Details
Buildings
2
Tenancy
Single
Listing Agency:
The James Balliet Property Group
(610) 435-1800
Listed By:
James Balliet · License #PA RS227612L
Source:
Crexi
Added: Jun 13, 2024
Changed: Aug 25
Last Checked: Aug 28 at 9:53AM
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 The James Balliet Property Group
Investment Insights
Based on property information with market context.
This 3.1 acre property includes three existing structures totaling approximately 14,016 square feet. The main retail structure is a two-story post and beam barn with approximately 7,000 square feet. This building has served as a successful retail location. The property also features a storage barn and a 2,800 square foot barn. The property is located minutes from Route 33, I-78 and other main travel highways in the Lehigh Valley.
Key Highlights
- High‑visibility retail location well‑known throughout the Lehigh Valley
- Excellent highway access: minutes from Rt. 33 and I‑78
- Substantial 3.1 acre property
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
$95,484
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
5.04%
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%
$1,909,680
$1.9M
Cap Rate 7%
$1,364,057
$1.4M
Cap Rate 9%
$1,060,933
$1.1M
Market Conditions
NOI Build-Up for 14,010 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
$147.9K $10.56/SF
− Vacancy
−$11.5K −$0.82/SF
EGI
$136.4K $9.74/SF
− OpEx
−$40.9K −$2.92/SF
NOI
$95.5K $6.82/SF
Area
Lehigh County, PA
Vacancy
7.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
30.00%
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%
$1,909,680
Cap Rate 7%
$1,364,057
Cap Rate 9%
$1,060,933
Alternative Uses
Best Use
Retail
$1.36M
$1.19M – $1.59M
NOI $95,484 @ 7.0% cap · market cap 5.04%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$2.06M
$1.80M – $2.40M
NOI $144,215 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
16k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 47%
Home Improvements & Furnishings 2%
Sunoco
Shops & Services
8,379 visits/mo
0.4 miles
Dunkin' Donuts
Dining
7,688 visits/mo
0.4 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
315 visits/mo
0.3 miles
Demographics for 18020, PA
20,582
Population
7,940
Households
2.6
Avg Household Size
45
Median Age
42%
College-Educated
96%
High-School Grad
13.0 sq mi
ZIP Area
1,583
Density / Sq Mi
$122,610
Median Household Income
$53,144
Median Earnings
$1,493
Median Rent
$348,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - 3.1 acre property with retail and storage buildings.
Where is this storefront property located?
The property is located at 4186 Easton Ave Bethlehem, PA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: High‑visibility retail location well‑known throughout the Lehigh Valley; Excellent highway access: minutes from Rt. 33 and I‑78; Substantial 3.1 acre property
