Brick Four-Unit
For Sale
$750,000
3808 MAIN Street, Morgantown, PA 19543
Multi-Family, MORGANTOWN, PA
Property Size2,980 SF
Lot Size0.47 Acres
Price / SF$251.68
Days on Market34
Property Features for 3808 MAIN Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Rooms
Basement
Parking
8
Parking features
Garage - Detached, Driveway
Elementary school district
TWIN VALLEY
Middle school district
TWIN VALLEY
High school district
TWIN VALLEY
Standard status
Active
Size
2,980 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Annual Amount
5336
Utilities
Heating system
Baseboard, Electric (Heating), Hot Water(Heating)
Amenities
basement storage
washer/dryer hookups
Building Details
Year built
1955
Number of units
4
Building materials
Brick
Architectural style
Cape Cod
Listing Agency:
Century 21 Gold · Century 21 Real Estate
(610) 779-2500
Listed By:
Joshua J Haines · License #RS322462
(610) 898-6268
Added: Aug 3
Changed: Sep 2
Last Checked: Sep 5 at 11:06AM
MLS# PABK2075468
Copyright © 2026 Bright MLS. 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.
Built in 1955, this 2,980-square-foot brick quadplex contains four residential units: two with two bedrooms and two with one bedroom. The property includes a detached two-car garage currently assigned to Unit 1, along with a full basement reached from the rear. Basement access is available to all tenants for individual washer and dryer hookups and additional storage.
The building occupies a level 0.47-acre parcel with a paved wrap-around driveway and on-site parking. Separately metered water and sewer services allow tenants to pay their own utilities, while heating costs are also tenant-paid. Zoned C-3 commercial, the property can remain a four-unit residential asset or support a mixed-use approach.
The building occupies a level 0.47-acre parcel with a paved wrap-around driveway and on-site parking. Separately metered water and sewer services allow tenants to pay their own utilities, while heating costs are also tenant-paid. Zoned C-3 commercial, the property can remain a four-unit residential asset or support a mixed-use approach.
Key Highlights
- Four‑unit brick building with two 2‑bedroom units and two 1‑bedroom units
- 2,980 square feet on a level 0.47‑acre lot
- C‑3 commercial zoning allows residential or mixed‑use configuration
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
$29,379
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
3.92%
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%
$587,580
$587.6K
Cap Rate 7%
$419,700
$419.7K
Cap Rate 9%
$326,433
$326.4K
Market Conditions
NOI Build-Up for 2,980 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
$43.6K $14.64/SF
− Vacancy
−$1.7K −$0.56/SF
EGI
$42.0K $14.08/SF
− OpEx
−$12.6K −$4.23/SF
NOI
$29.4K $9.86/SF
Area
Berks County, PA
Vacancy
3.80%
Lease Rate
$14.64 /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%
$587,580
Cap Rate 7%
$419,700
Cap Rate 9%
$326,433
Alternative Uses
Best Use
Multifamily LT 5
$419.7K
$367.2K – $489.7K
NOI $29,379 @ 7.0% cap · market cap 3.92%
Second Best
Apartment 5plus
$366.8K
$321.0K – $428.0K
NOI $25,679 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$489.2K
$428.1K – $570.7K
NOI $34,244 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 19543, PA
6,256
Population
2,075
Households
3
Avg Household Size
38
Median Age
40%
College-Educated
93%
High-School Grad
21.4 sq mi
ZIP Area
292
Density / Sq Mi
$111,917
Median Household Income
$58,231
Median Earnings
$1,273
Median Rent
$335,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - C-3 commercial zoning supports continued residential occupancy or a mixed-use configuration.
Where is this quadplex located?
The property is located at 3808 MAIN Street Morgantown, PA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Four‑unit brick building with two 2‑bedroom units and two 1‑bedroom units; 2,980 square feet on a level 0.47‑acre lot; C‑3 commercial zoning allows residential or mixed‑use configuration
