Office Building with
For Sale
$1,490,000
940 N New Street, Bethlehem, PA 18018
CommercialSale, Bethlehem City, PA
Property Size12,000 SF
Price / SF$124.17
Days on Market266
Property Features for 940 N New Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot
Directions
22 to 512 South. Right on Elizabeth Avenue. Left on New Street. Building is on corner of New and Fairview Streets.
Subdivision
Bethlehem-North
Standard status
Active
Size
12,000 SF
Taxes and HOA fees
Tax Annual Amount
34065
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Listing Agency:
Boutique One Properties LLC
(610) 628-1107
Listed By:
Ellen V. Benner
(610) 867-3900
Added: Dec 11, 2025
Changed: Aug 28
Last Checked: Sep 3 at 8:06AM
MLS# 769281
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 12,000-square-foot office building includes suites and shared areas that received significant upgrades within the past year. The property provides access without stairs, central air conditioning, natural gas heat, public water, and public sewer. A dedicated parking lot serves the building, supporting professional and medical office operations.
The property is located in Downtown Bethlehem at 940 N. New Street, Bethlehem City, Pennsylvania 18018. The site also includes an underutilized lot identified for potential redevelopment, adding flexibility for future site planning. Originally built in 1900, the building offers an established commercial structure with recently improved interior and common-area components.
The property is located in Downtown Bethlehem at 940 N. New Street, Bethlehem City, Pennsylvania 18018. The site also includes an underutilized lot identified for potential redevelopment, adding flexibility for future site planning. Originally built in 1900, the building offers an established commercial structure with recently improved interior and common-area components.
Key Highlights
- 12,000 square feet of office space
- Significant suite and common‑area upgrades completed within the past year
- No stairs required for building access
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
$87,627
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
5.88%
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%
$1,752,540
$1.8M
Cap Rate 7%
$1,251,814
$1.3M
Cap Rate 9%
$973,633
$973.6K
Market Conditions
NOI Build-Up for 12,000 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
$126.7K $10.56/SF
− Vacancy
−$9.9K −$0.82/SF
EGI
$116.8K $9.74/SF
− OpEx
−$29.2K −$2.43/SF
NOI
$87.6K $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%
$1,752,540
Cap Rate 7%
$1,251,814
Cap Rate 9%
$973,633
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,627 @ 7.0% cap · market cap 5.88%
Second Best
Healthcare Medical
$1.10M
$960.1K – $1.28M
NOI $76,806 @ 7.0% cap · market cap 5.15%
Theoretical Best
Mixed Use
$1.76M
$1.54M – $2.06M
NOI $123,525 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,192
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 - Updated suites and common areas support professional and medical office occupancy with convenient at-grade access.
Where is this office building located?
The property is located at 940 N New Street Bethlehem, PA.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: 12,000 square feet of office space; Significant suite and common‑area upgrades completed within the past year; No stairs required for building access
