Four-Unit Quadplex with Remodeled
New
For Sale
$370,000
78 & 80 E POMFRET STREET, Carlisle, PA 17013
Fully leased residential property with a varied unit mix and shared and private laundry.
Property Size2,800 SF
Price / SF$132.14
Days on Market4
Property Features for 78 & 80 E POMFRET STREET
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Quadruplex
Building Details
Year Built
1896
Listing Agency:
Keller Williams of Central PA
(717) 422-9950
Listed By:
DAVID HOOKE · License #AB068020
(717) 422-9950
Source:
Cummingsrealtors
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 5:06AM
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 Keller Williams of Central PA
Investment Insights
Based on property information with market context.
This 2,800-square-foot quadplex, built in 1896, contains four fully leased residential apartments. The unit mix includes two one-bedroom, one-bath residences and two two-bedroom, one-bath residences. Two apartments have undergone complete remodeling, while the roof was replaced within the past two years.
Laundry service is arranged across the property, with coin-operated equipment on the first floor serving two units and private laundry provided for the other two. Professional management is already in place. The property is within walking distance of downtown Carlisle shops, restaurants, businesses, and other amenities.
Laundry service is arranged across the property, with coin-operated equipment on the first floor serving two units and private laundry provided for the other two. Professional management is already in place. The property is within walking distance of downtown Carlisle shops, restaurants, businesses, and other amenities.
Key Highlights
- Four fully leased residential units
- Unit mix includes two 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units
- 2,800 square feet; built in 1896
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
$26,641
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
7.20%
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%
$532,820
$532.8K
Cap Rate 7%
$380,586
$380.6K
Cap Rate 9%
$296,011
$296.0K
Market Conditions
NOI Build-Up for 2,800 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
$40.3K $14.40/SF
− Vacancy
−$2.3K −$0.81/SF
EGI
$38.1K $13.59/SF
− OpEx
−$11.4K −$4.08/SF
NOI
$26.6K $9.51/SF
Area
Cumberland County, PA
Vacancy
5.61%
Lease Rate
$14.40 /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%
$532,820
Cap Rate 7%
$380,586
Cap Rate 9%
$296,011
Alternative Uses
Best Use
Multifamily LT 5
$380.6K
$333.0K – $444.0K
NOI $26,641 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$337.9K
$295.6K – $394.2K
NOI $23,650 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$650.4K
$569.1K – $758.8K
NOI $45,529 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,492
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully leased residential property with a varied unit mix and shared and private laundry.
Where is this quadplex located?
The property is located at 78 & 80 E POMFRET STREET Carlisle, PA.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Four fully leased residential units; Unit mix includes two 1‑bedroom, 1‑bath units and two 2‑bedroom, 1‑bath units; 2,800 square feet; built in 1896
