Two-Unit Mixed-Use
For Sale
$265,000
10 W POMFRET Street, Carlisle, PA 17013
Multi-Family, CARLISLE, PA
Property Size1,792 SF
Lot Size0.04 Acres
Price / SF$147.88
Days on Market113
Property Features for 10 W POMFRET Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
On Street
High school
CARLISLE AREA
Elementary school district
CARLISLE AREA
Middle school district
CARLISLE AREA
High school district
CARLISLE AREA
Standard status
Active
Size
1,792 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
3873
Utilities
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s)
Building Details
Year built
1925
Number of units
2
Building materials
Wood Siding, Shingle Siding, Stick Built
Architectural style
Other
Listing Agency:
Iron Valley Real Estate of Central PA
(717) 344-5950
Listed By:
Justin G. Hovetter · License #RM424629
(717) 713-3393
Added: May 15
Changed: Sep 4
Last Checked: Sep 4 at 12:06PM
MLS# PACB2054136
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.
This two-unit mixed-use property contains a first-floor restaurant space and a separately accessed apartment above. The restaurant includes outdoor seating and street-facing presence, while the residential component supports a live-work configuration. The building offers 1,792 square feet on a 0.04-acre lot and was constructed in 1925 with wood siding, shingle siding, and stick-built construction.
Located within Carlisle's Historic District and Central Business District, the property sits near Dickinson College, the Square, shops, restaurants, and community events. On-street parking serves the property. Building systems include hot-water heating and window-unit cooling.
Located within Carlisle's Historic District and Central Business District, the property sits near Dickinson College, the Square, shops, restaurants, and community events. On-street parking serves the property. Building systems include hot-water heating and window-unit cooling.
Key Highlights
- 1,792‑square‑foot mixed‑use property on a 0.04‑acre lot
- First‑floor restaurant with outdoor seating
- Separately accessed second‑floor residential apartment
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
$22,765
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
8.59%
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%
$455,300
$455.3K
Cap Rate 7%
$325,214
$325.2K
Cap Rate 9%
$252,944
$252.9K
Market Conditions
NOI Build-Up for 1,792 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
$32.3K $18.00/SF
− Vacancy
−$1.9K −$1.06/SF
EGI
$30.4K $16.94/SF
− OpEx
−$7.6K −$4.23/SF
NOI
$22.8K $12.70/SF
Area
Cumberland County, PA
Vacancy
5.90%
Lease Rate
$18.00 /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%
$455,300
Cap Rate 7%
$325,214
Cap Rate 9%
$252,944
Alternative Uses
Best Use
Office B
$325.2K
$284.6K – $379.4K
NOI $22,765 @ 7.0% cap · market cap 8.59%
Second Best
Specialty Retail
$264.0K
$231.0K – $308.1K
NOI $18,483 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$416.3K
$364.2K – $485.7K
NOI $29,139 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,482
Businesses Nearby
Explore this area
Business Placement
Demographics for 17013, PA
36,578
Population
16,065
Households
2.3
Avg Household Size
39
Median Age
34%
College-Educated
93%
High-School Grad
39.2 sq mi
ZIP Area
933
Density / Sq Mi
$68,150
Median Household Income
$36,336
Median Earnings
$1,018
Median Rent
$221,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Restaurant and separately accessed apartment combine in a Central Business District property near Dickinson College.
Where is this mixed-use property located?
The property is located at 10 W POMFRET Street Carlisle, PA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 1,792‑square‑foot mixed‑use property on a 0.04‑acre lot; First‑floor restaurant with outdoor seating; Separately accessed second‑floor residential apartment
