C-3 Zoned Quadplex
For Sale
$750,000
3808 MAIN STREET, Morgantown, PA 19543
Four-unit residential rental on a C-3 Highway Commercial site near a busy intersection and traffic light.
Property Size2,980 SF
Lot Size0.47 Acres
Price / SF$251.68
Days on Market66
Property Features for 3808 MAIN STREET
General Information
Standard status
Active
Size
2,980 SF
Lot size
0.47 Acres
Property subtype
Commercial
Zoning
C-3 Highway Commercial
Additional Details
Multifamily Units
4
Building Details
Year Built
1955
Listing Agency:
Century 21 Gold
(610) 779-2500
Listed By:
Joshua J Haines · License #RS322462
(610) 898-6268
Source:
Cummingsrealtors
Added: Jul 13
Changed: Sep 15
Last Checked: Sep 15 at 6:30AM
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 Century 21 Gold
Investment Insights
Based on property information with market context.
This quadplex is currently configured as a 4-unit residential rental property. The property sits on 0.47 acres and offers flexible options for buyers looking to retain the existing residential setup or explore other uses subject to zoning requirements.
Located very close to a busy intersection with a traffic light, the site benefits from convenient access and high visibility for prospective tenants or customers. The property is zoned C-3 Highway Commercial, and the seller notes that you should inquire for additional information regarding potential uses.
Offered for sale at $750,000, this is a multi-family income property with highway commercial zoning that may support a residential or mixed-use direction, depending on approvals.
Located very close to a busy intersection with a traffic light, the site benefits from convenient access and high visibility for prospective tenants or customers. The property is zoned C-3 Highway Commercial, and the seller notes that you should inquire for additional information regarding potential uses.
Offered for sale at $750,000, this is a multi-family income property with highway commercial zoning that may support a residential or mixed-use direction, depending on approvals.
Key Highlights
- 4‑unit residential rental property on a 0.47‑acre site
- Year built: 1955
- Zoned C‑3 Highway Commercial
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
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
171
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential rental on a C-3 Highway Commercial site near a busy intersection and traffic light.
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: 4‑unit residential rental property on a 0.47‑acre site; Year built: 1955; Zoned C‑3 Highway Commercial
