133-Unit Townhouse Portolio 7 Multifamily Properties Offered at $20,858,338 in Carlisle, PA

This unique investment opportunity offers a 133-unit multifamily portfolio across seven properties in Carlisle, PA. These carefully maintained, townhouse-style apartments deliver reliable performance with spacious two-bedroom, one-bath layouts averaging approximately 960 SF each. Most units include full basements with washer/dryer connections, and several enhancements have been made, including newer metal roofs installed roughly a decade ago, reducing near-term capital needs.
Located in the expanding Harrisburg-Carlisle MSA, the properties sit near major interstate highways including I-81 and the Pennsylvania Turnpike, ensuring excellent regional connectivity. Carlisle’s steady population growth and strong employment drivers, paired with the area’s diverse economic base, provide long-term rental demand stability and future upside. This single-owner portfolio has sustained high occupancy rates and consistent cash flow, presenting an attractive acquisition for investors seeking scale in a well-managed, supply-constrained suburban submarket.
Financially, the portfolio demonstrates a proforma cap rate of 7.1% with stabilized value of approximately $21 million, underpinned by highly competitive rents below new market entrants. Offered as a portfolio sale, the asset provides immediate income with meaningful operational efficiency potential across its various complexes.