Over-Under Duplex with
For Sale
$185,000
2639 Booser Avenue, Harrisburg, PA 17103
Two tenant-occupied residences carry lease agreements through Spring 2027, with a detached garage offering additional utility.
Property Size1,840 SF
Price / SF$100.54
Days on Market123
Property Features for 2639 Booser Avenue
General Information
Standard status
Active
Size
1,840 SF
Total Parking Spaces
1
Property subtype
Multi-Family / Fee Simple
Zoning
RESIDENTIAL
Property Condition
Severity
Repairs Needed
Evidence
repairs to the front porch
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,383
Amenities
No
2+ Access Exits
No Pool
Exterior Lighting
Porch(es)
Building Details
Year Built
1900
Listing Agency:
Kandor Real Estate
(717) 372-7433
Listed By:
Katie A Cox · License #RS293070
(717) 372-7433
Source:
Compass
Added: May 1
Changed: Aug 30
Last Checked: Aug 30 at 7:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Kandor Real Estate
Investment Insights
Based on property information with market context.
This over-under duplex contains two residential units on a compact lot in Harrisburg. The property was built in 1900 and includes a front porch, exterior lighting, and a large detached garage. Repairs to the porch remain part of the property’s current condition, while the garage may be refreshed for additional rental use.
Both units have established tenants with lease agreements extending through Spring 2027. A new boiler was installed in February 2026, and the roof has recently been replaced. The building is zoned RESIDENTIAL and provides 1,840 square feet of property area at 2639 Booser Avenue.
Both units have established tenants with lease agreements extending through Spring 2027. A new boiler was installed in February 2026, and the roof has recently been replaced. The building is zoned RESIDENTIAL and provides 1,840 square feet of property area at 2639 Booser Avenue.
Key Highlights
- Two‑unit over‑under duplex with established tenants
- Lease agreements in place through Spring 2027
- New boiler installed in February 2026
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
$16,424
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
8.88%
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%
$328,480
$328.5K
Cap Rate 7%
$234,629
$234.6K
Cap Rate 9%
$182,489
$182.5K
Market Conditions
NOI Build-Up for 1,840 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
$25.4K $13.80/SF
− Vacancy
−$1.9K −$1.05/SF
EGI
$23.5K $12.75/SF
− OpEx
−$7.0K −$3.83/SF
NOI
$16.4K $8.93/SF
Area
Dauphin County, PA
Vacancy
7.60%
Lease Rate
$13.80 /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%
$328,480
Cap Rate 7%
$234,629
Cap Rate 9%
$182,489
Alternative Uses
Best Use
Multifamily LT 5
$234.6K
$205.3K – $273.7K
NOI $16,424 @ 7.0% cap · market cap 8.88%
Second Best
Apartment 5plus
$209.1K
$183.0K – $243.9K
NOI $14,636 @ 7.0% cap · market cap 7.91%
Theoretical Best
Specialty Retail
$3.39M
$2.97M – $3.95M
NOI $237,222 @ 7.0% cap · market cap 128.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 17103, PA
12,225
Population
5,345
Households
2.3
Avg Household Size
33
Median Age
18%
College-Educated
86%
High-School Grad
1.9 sq mi
ZIP Area
6,434
Density / Sq Mi
$41,383
Median Household Income
$33,608
Median Earnings
$933
Median Rent
$113,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two tenant-occupied residences carry lease agreements through Spring 2027, with a detached garage offering additional utility.
Where is this duplex located?
The property is located at 2639 Booser Avenue Harrisburg, PA.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Two‑unit over‑under duplex with established tenants; Lease agreements in place through Spring 2027; New boiler installed in February 2026
