Four-Unit Residential
New
For Sale
$370,000
78 & 80 E POMFRET Street, Carlisle, PA 17013
Multi-Family, CARLISLE, PA
Property Size2,800 SF
Lot Size0.07 Acres
Price / SF$132.14
Days on Market2
Property Features for 78 & 80 E POMFRET Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Rooms
Basement
Parking features
On Street
Subdivision
NONE AVAILABLE
High school
CARLISLE AREA
Elementary school district
CARLISLE AREA
Middle school district
CARLISLE AREA
High school district
CARLISLE AREA
Standard status
Active
Size
2,800 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
2859
Utilities
Heating system
Baseboard, Electric (Heating)
Cooling system
Window Unit(s)
Amenities
laundry
Building Details
Year built
1896
Number of units
4
Building materials
Brick, Vinyl Siding
Architectural style
Other
Listing Agency:
Keller Williams of Central PA · Keller Williams Realty
(717) 761-4300
Listed By:
DAVID HOOKE · License #AB068020
(717) 422-9950
Added: Aug 20
Last Checked: Aug 21 at 3:06AM
MLS# PACB2057298
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 brick and vinyl-sided quadplex contains four fully leased residential apartments totaling 2,800 square feet on a 0.07-acre lot. The unit mix includes two 1-bedroom, 1-bath apartments and two 2-bedroom, 1-bath apartments. Two units have been completely remodeled, while the roof was replaced within the past two years. Built in 1896, the property includes baseboard and electric heating, window-unit cooling, and a basement. On-street parking serves the property.
Laundry is configured for all residents, with coin-operated equipment on the first floor serving two apartments 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 amenities.
Laundry is configured for all residents, with coin-operated equipment on the first floor serving two apartments 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 amenities.
Key Highlights
- Four fully leased residential units with two 1‑bedroom and two 2‑bedroom apartments
- 2,800 square feet on a 0.07‑acre lot
- Two apartments completely remodeled
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
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 quadplex with varied unit layouts, updated apartments, shared and private laundry, and professional management.
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 with two 1‑bedroom and two 2‑bedroom apartments; 2,800 square feet on a 0.07‑acre lot; Two apartments completely remodeled
