Mixed-Use Property with Retail
New
For Sale
$1,950,000
950 960 Broadway, Bethlehem, PA 18015
CommercialSale, Fountain Hill Boro, PA
Property Size13,850 SF
Lot Size0.65 Acres
Price / SF$140.79
Days on Market1
Property Features for 950 960 Broadway
General Information
Property type
Commercial Sale
Property subtype
Apartment
Zoning
TC
Parking
39
Parking features
Parking Lot
Elementary school district
Bethlehem
Middle school district
Bethlehem
High school district
Bethlehem
Directions
Corner of Broadway & Clewell
Subdivision
Fountain Hill
Standard status
Active
APN
642731442703-1
Size
13,850 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Annual Amount
22083
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1972
Listing Agency:
Home Team Real Estate
(610) 419-8888
Listed By:
Jesse J. Chupella
(484) 550-2530
Added: Aug 27
Last Checked: Aug 27 at 10:06PM
MLS# 783485
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 mixed-use property at 950–960 Broadway includes an 11,000-square-foot commercial retail center and two apartments created through new construction or renovation within a converted bank building. The property contains 13,850 square feet on a 0.65-acre parcel and was built in 1972. Heating is provided by natural gas, with central air conditioning throughout the property.
A 39-space parking lot serves the building. The property is located in Fountain Hill Boro, Lehigh County, Pennsylvania, and carries TC zoning. The configuration brings retail and residential components together in one commercial property, with the apartments incorporated into the existing bank-building structure.
A 39-space parking lot serves the building. The property is located in Fountain Hill Boro, Lehigh County, Pennsylvania, and carries TC zoning. The configuration brings retail and residential components together in one commercial property, with the apartments incorporated into the existing bank-building structure.
Key Highlights
- 11,000‑square‑foot commercial retail center
- Two newly built or renovated apartments in a converted bank building
- 13,850 square feet on 0.65 acres
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
$142,568
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
7.31%
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%
$2,851,360
$2.9M
Cap Rate 7%
$2,036,686
$2.0M
Cap Rate 9%
$1,584,089
$1.6M
Market Conditions
NOI Build-Up for 13,850 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
$249.3K $18.00/SF
− Vacancy
−$21.2K −$1.53/SF
EGI
$228.1K $16.47/SF
− OpEx
−$85.5K −$6.18/SF
NOI
$142.6K $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%
$2,851,360
Cap Rate 7%
$2,036,686
Cap Rate 9%
$1,584,089
Alternative Uses
Best Use
Mixed Use
$2.04M
$1.78M – $2.38M
NOI $142,568 @ 7.0% cap · market cap 7.31%
Second Best
Retail
$1.35M
$1.18M – $1.57M
NOI $94,394 @ 7.0% cap · market cap 4.84%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
33k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 28%
McDonald's
Dining
23,780 visits/mo
0.5 miles
TD Bank
Shops & Services
6,181 visits/mo
0.4 miles
AutoZone
Shops & Services
2,935 visits/mo
0.4 miles
Demographics for 18015, PA
33,286
Population
12,867
Households
2.6
Avg Household Size
32
Median Age
31%
College-Educated
87%
High-School Grad
23.2 sq mi
ZIP Area
1,435
Density / Sq Mi
$58,470
Median Household Income
$32,703
Median Earnings
$1,310
Median Rent
$243,100
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?
Mixed-use property - Converted bank building combines commercial space with two recently renovated apartments and on-site parking.
Where is this mixed-use property located?
The property is located at 950 960 Broadway Bethlehem, PA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 11,000‑square‑foot commercial retail center; Two newly built or renovated apartments in a converted bank building; 13,850 square feet on 0.65 acres
