Allentown- Emmaus Mixed used Commercial Property
15 Units | 100% Occupied | $233,543 NOI | Upside to $262,752 NOI | 7.08% Current Cap | 7.96% Stabili
Marketing description
2 - 10 S 4th Street & 40 Chestnut Street | Emmaus, PA 18049 Exceptional mixed-use investment opportunity in the heart of Downtown Emmaus. This fully occupied, income-producing asset features 15 total units—10 residential apartments and 5 commercial storefronts—spanning approximately 14,506 SF in a premier corner location directly across from Triangle Park. Positioned in Emmaus’ vibrant downtown business district, the property offers outstanding visibility, steady foot traffic, and a strong blend of established commercial tenants and stable residential occupancy. With approximately $289,284 in annual gross income and $233,543 in annual NOI, this is a rare chance to acquire a stabilized asset with immediate cash flow and future upside through rent growth and operational efficiencies. Recent capital improvements, including a newer TPO roof, add to the property’s long-term appeal. Built with classic brick and stone construction and zoned B-C-Central Commercial, this trophy asset is well located with convenient access to Routes 78, 309, 29, and the PA Turnpike. An ideal opportunity for investors seeking a high-visibility, fully leased downtown asset in one of the Lehigh Valley’s most desirable markets.
Investment highlights
For your Offering Memorandum and investor flyer, I would use the following Investment Highlights section:
Investment Highlights
🔹 15-Unit Mixed-Use Asset
- 10 Residential Apartments
- 5 Retail Commercial Spaces
🔹 100% Occupied
- Fully leased with established residential and commercial tenants
- Immediate cash flow from day one
🔹 Strong In-Place Income
- Annual Gross Income: $289,284
- Current NOI: $233,543
- Current Cap Rate: 7.08%
🔹 Value-Add Opportunity
- Potential commercial rent increases of approximately $200/month per unit
- Residential rent optimization opportunities
- Projected NOI growth to approximately $262,752
🔹 Prime Downtown Emmaus Location
- Located in the heart of Emmaus' vibrant business district
- Directly adjacent to Triangle Park
- Walkable retail, dining, and community amenities
🔹 Excellent Tenant Mix
- Smoke Shop
- Pharmacy
- Consignment Store
- Salon
- Barbershop
- Diverse tenant base reduces income concentration risk
🔹 Long-Term Upside
- Existing leases with annual rent escalations
- Opportunity to modernize HVAC systems and reduce operating expenses
- Strong rental demand in the Lehigh Valley market
🔹 Recent Capital Improvements
- New TPO roof installed on 8–10 S 4th Street
- Hallway and common area improvements completed
- Ongoing property maintenance and upgrades
🔹 Attractive Stabilized Returns
- Projected Stabilized NOI: $262,752
- Projected Stabilized Cap Rate: 7.96%
- Significant value creation potential through strategic management
🔹 Investment Grade Location
- Easy access to I-78, Route 29, Route 309, and PA Turnpike Northeast Extension
- Minutes from Allentown, Bethlehem, and major employment centers
- One of the Lehigh Valley's most desirable downtown submarkets
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