Quadplex With River-View
For Sale
$575,000
Pending
3643 North Front Street, Harrisburg, PA 17110
Traditional residential income property with dedicated parking and secured basement storage.
Property Size4,884 SF
Days on Market156
Property Features for 3643 North Front Street
General Information
Standard status
Pending
Size
4,884 SF
Total Parking Spaces
8
Property subtype
Multi-Family / Other
Zoning
RESIDENTIAL
Taxes and HOA fees
Annual Taxes
$5,963
Amenities
No
Dishwasher, Refrigerator, Microwave, Oven/Range - Electric, Stainless Steel Appliances
Bathroom - Tub Shower, Floor Plan - Traditional, Combination Dining/Living
No Pool
Street Lights
Building Details
Year Built
1962
Listing Agency:
RSR, REALTORS, LLC
(717) 648-5813
Listed By:
JAMIE BERRIER · License #RS220358L
(717) 648-5813
Source:
Compass
Added: Mar 30
Changed: Aug 31
Last Checked: Aug 30 at 11:10PM
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 RSR, REALTORS, LLC
Investment Insights
Based on property information with market context.
This 4,884-square-foot quadplex, built in 1962, contains four traditional units with two bedrooms and one bathroom each. Two units include views toward the Susquehanna River. Recent property updates include water heaters installed in every unit in 2025, along with newer A/C units in three units. Basement storage is secured for tenant use.
The property provides eight dedicated off-street parking spaces at the rear and is zoned RESIDENTIAL. It is located at 3643 North Front Street in Susquehanna Township, with the riverfront, downtown sites and offices, the YMCA, City Island, shopping plazas, and restaurants within the surrounding area. An airport is less than 10 miles away, and a bus stop is less than 1 mile from the property. The source information states that flood insurance is not required.
The property provides eight dedicated off-street parking spaces at the rear and is zoned RESIDENTIAL. It is located at 3643 North Front Street in Susquehanna Township, with the riverfront, downtown sites and offices, the YMCA, City Island, shopping plazas, and restaurants within the surrounding area. An airport is less than 10 miles away, and a bus stop is less than 1 mile from the property. The source information states that flood insurance is not required.
Key Highlights
- Four units, each with a 2‑bedroom, 1‑bathroom floorplan
- 4,884‑square‑foot quadplex built in 1962
- Two units offer Susquehanna River views
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
$43,594
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
7.58%
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%
$871,880
$871.9K
Cap Rate 7%
$622,771
$622.8K
Cap Rate 9%
$484,378
$484.4K
Market Conditions
NOI Build-Up for 4,884 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
$67.4K $13.80/SF
− Vacancy
−$5.1K −$1.05/SF
EGI
$62.3K $12.75/SF
− OpEx
−$18.7K −$3.83/SF
NOI
$43.6K $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%
$871,880
Cap Rate 7%
$622,771
Cap Rate 9%
$484,378
Alternative Uses
Best Use
Multifamily LT 5
$622.8K
$544.9K – $726.6K
NOI $43,594 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$555.0K
$485.6K – $647.5K
NOI $38,849 @ 7.0% cap · market cap 6.76%
Theoretical Best
Specialty Retail
$9.00M
$7.87M – $10.49M
NOI $629,670 @ 7.0% cap · market cap 109.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 17110, PA
27,239
Population
12,246
Households
2.2
Avg Household Size
40
Median Age
41%
College-Educated
93%
High-School Grad
14.9 sq mi
ZIP Area
1,828
Density / Sq Mi
$79,499
Median Household Income
$51,428
Median Earnings
$1,400
Median Rent
$206,200
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?
Quadplex - Traditional residential income property with dedicated parking and secured basement storage.
Where is this quadplex located?
The property is located at 3643 North Front Street Harrisburg, PA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four units, each with a 2‑bedroom, 1‑bathroom floorplan; 4,884‑square‑foot quadplex built in 1962; Two units offer Susquehanna River views
