1441 S 13th St · Harrisburg, PA 17104

$159,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 50 Days on market

Built 1959 1,307 sqft lot $126/sqft · 5% below area Est $169k · 5% under

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.8/30.0
• ARV discount +10.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for a new investment, or want a home that's move in ready. Hardwood floors, spacious kitchen, 3 bedrooms, 1 full bath, newer water heater. Rear access leads to off-street parking for friends and family.

Key facts

• Parking
• Built 1959
• Listed 50 days

Property features AI

Finance

• Other: Below-grade finished area and unfinished area present (assessed/estimated); Assessed values available

Exterior

• Parking: One total garage/parking space; One off-street parking space; On-street parking available; Free parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Year built per assessor
• Exterior features: Above-grade and below-grade other structures

Interior

• Kitchen: Microwave; Stove; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: Basement with poured concrete; Property managed by a manager; Not located in a federal flood zone; Pets allowed (cats and dogs)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.5% below list).
• Recommended offer: $150k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#107 in PA, #826 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, employment D, crime F.
• Harrisburg City SD (urban): math 6% / reading 13% proficiency, ranked #535 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 67 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $86k; list at $160k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,532 (6.5% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $169,147
• List price: $159,900
• Delta: -5.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 S 13th St	0.19mi	3/1.0	1,292 (+2%)	5mo	$112,500	$87	84
1216 S 19th St	0.45mi	3/1.0	1,300 (+2%)	4mo	$198,000	$152	72
1523 S 13th St	0.19mi	3/1.0	1,395 (+10%)	7mo	$97,500	$70	69
1029 S 17th St	0.47mi	3/1.0	1,176 (-8%)	9mo	$170,000	$145	58
1725 Sycamore St	0.46mi	2/1.5 (-1)	1,173 (-8%)	7mo	$125,000	$107	53
1809 Sycamore St	0.49mi	3/1.5	1,411 (+11%)	15mo	$215,000	$152	44
1140 Hudson St	0.54mi	3/1.0	1,152 (-9%)	22mo	$192,000	$167	40
1511 Randolph St	0.54mi	2/2.0 (-1)	1,420 (+12%)	21mo	$195,000	$137	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-15,336
• Equity at exit: $23,842

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,639
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17104

• Home prices YoY: -6.3%
• Rents YoY: 4.4%
• Active inventory: 67
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$839
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $132

Break-even live

Break-even rent $1,328

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $222	-5% $177	+0% $132	+5% $87	+10% $41
Rent	-10% $14	-5% $73	+0% $132	+5% $191	+10% $250
Rate	-1.0pp $212	-0.5pp $173	base $132	+0.5pp $91	+1.0pp $48

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Paxton St Harrisburg, PA	3.0	1.5	1320	$1,295	$0.98	14d	1	0.64mi
508 N 2nd St Steelton, PA	3.0	1.5	1360	$1,450	$1.07	14d	1	0.83mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	24d	1	0.93mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	44d	1	0.94mi
316 N 2nd St Steelton, PA	3.0	1.5	1524	$1,600	$1.05	14d	1	0.97mi
325 Lincoln St Steelton, PA	3.0	1.0	1186	$1,250	$1.05	14d	1	1.02mi
314 Lincoln St Steelton, PA	3.0	1.0	1264	$1,595	$1.26	14d	1	1.03mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	1.06mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	24d	1	1.11mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	22d	1	1.12mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	44d	1	1.14mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	44d	1	1.14mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	22d	1	1.17mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	44d	1	1.17mi
322 Pine St Unit 2 Steelton, PA	3.0	1.0	1100	$995	$0.90	44d	1	1.22mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	44d	1	1.23mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	44d	1	1.24mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	1.31mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	1.31mi
420 7th St New Cumberland, PA	3.0	1.5	1800	$1,495	$0.83	24d	1	1.35mi
589 Yale St Harrisburg, PA	2.0	2.0	911	$1,549	$1.70	14d	1	1.35mi
425 7th St New Cumberland, PA	2.0	1.5	1050	$975	$0.93	22d	1	1.35mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	1.39mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	1.41mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	1.41mi
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	44d	1	1.47mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $159,900 Active 50 DOM
2. 2026-06-17
   days on market $159,900 Active 49 DOM
3. 2026-06-16
   days on market $159,900 Active 48 DOM
4. 2026-06-15
   days on market $159,900 Active 47 DOM
5. 2026-06-14
   days on market $159,900 Active 45 DOM
6. 2026-06-13
   days on market $159,900 Active 44 DOM
7. 2026-06-10
   days on market $159,900 Active 42 DOM
8. 2026-06-09
   days on market $159,900 Active 41 DOM
9. 2026-06-08
   days on market $159,900 Active 40 DOM
10. 2026-06-07
    days on market $159,900 Active 39 DOM
11. 2026-06-03
    days on market $159,900 Active 35 DOM
12. 2026-06-02
    days on market $159,900 Active 34 DOM
13. 2026-06-01
    days on market $159,900 Active 33 DOM
14. 2026-05-31
    days on market $159,900 Active 32 DOM
15. 2026-05-31
    days on market $159,900 Active 31 DOM
16. 2026-04-29
    listed $159,900 Active
17. 2026-04-25
    historical $1,500
18. 2026-04-09
    listed $1,500
19. 2026-03-29
    historical $1,500
20. 2026-03-03
    price $1,500
21. 2026-02-11
    listed $1,600
22. 2022-02-07
    soldstatus $86,000
23. 2022-01-31
    soldstatus $86,000 Closed 208-char remark

    Show marketing remark (208 chars)

    Ready for a new investment, or want a home that's move in ready. Hardwood floors, spacious kitchen, 3 bedrooms, 1 full bath, newer water heater. Rear access leads to off-street parking for friends and family.

24. 2021-11-24
    status Pending 208-char remark

    Show marketing remark (208 chars)

    Ready for a new investment, or want a home that's move in ready. Hardwood floors, spacious kitchen, 3 bedrooms, 1 full bath, newer water heater. Rear access leads to off-street parking for friends and family.

25. 2021-11-10
    price $89,000 208-char remark

    Show marketing remark (208 chars)

    Ready for a new investment, or want a home that's move in ready. Hardwood floors, spacious kitchen, 3 bedrooms, 1 full bath, newer water heater. Rear access leads to off-street parking for friends and family.

26. 2021-10-27
    listed $95,000 Active 208-char remark

    Show marketing remark (208 chars)

    Ready for a new investment, or want a home that's move in ready. Hardwood floors, spacious kitchen, 3 bedrooms, 1 full bath, newer water heater. Rear access leads to off-street parking for friends and family.

27. 2016-01-07
    soldstatus $19,000

    Show marketing remark (396 chars)

    Recently updated home in Harrisburg City. Property features 3 bedrooms, 1 bath, hardwood floors, replacement windows, central air, gas heat, full basement, off street parking, and over sized deck off the kitchen. Within the past 5 years the furnace/central air was replaced, kitchen, bathroom, windows and roof. This will make a great home for first time home buyers or as an investment property.

28. 2015-11-06
    historical

    Show marketing remark (396 chars)

    Recently updated home in Harrisburg City. Property features 3 bedrooms, 1 bath, hardwood floors, replacement windows, central air, gas heat, full basement, off street parking, and over sized deck off the kitchen. Within the past 5 years the furnace/central air was replaced, kitchen, bathroom, windows and roof. This will make a great home for first time home buyers or as an investment property.

29. 2015-09-18
    listed $24,900

    Show marketing remark (396 chars)

    Recently updated home in Harrisburg City. Property features 3 bedrooms, 1 bath, hardwood floors, replacement windows, central air, gas heat, full basement, off street parking, and over sized deck off the kitchen. Within the past 5 years the furnace/central air was replaced, kitchen, bathroom, windows and roof. This will make a great home for first time home buyers or as an investment property.

30. 2009-01-23
    soldstatus $29,500
31. 2008-12-05
    historical
32. 2008-10-03
    listed $30,400
33. 1983-12-16
    soldstatus $19,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,730 · $144/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$398/yr (+$33/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,944
• − Mortgage interest: −$8,957
• − Property taxes: −$1,730
• − Insurance: −$800
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,652
• Taxable loss: −$1,065
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,839/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Harrisburg City SD
• NCES district ID: 4211580
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $33,432
• Composite: 7.6/100
• National rank: #9945
• State rank: #535 of 539 in PA

Livability — Harrisburg

• Score: 84/100
• State rank: #107
• US rank: #826

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, PA
• County: Dauphin County · 247,857 people
• City population: 184,296
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 18,541
• Household income: $46,510
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1166.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 44% Hispanic / Latino 29% White 19% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 21% Dominican 6%
• Common ancestry: Polish 1% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.83%
• Current HPI: 340.2808
• Rent YoY: ▲ 4.43%
• Metro: Harrisburg-Carlisle, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+720.0% since first listed

18 events — show timeline

• 2026-04-29 Listed $159,900 BRIGHT MLS
• 2026-04-25 Rental Removed $1,500 APPFOLIO
• 2026-04-09 Listed for Rent $1,500 APPFOLIO
• 2026-03-29 Rental Removed $1,500 APPFOLIO
• 2026-03-03 Price Changed $1,500 APPFOLIO
• 2026-02-11 Listed for Rent $1,600 APPFOLIO
• 2022-02-07 Sold (Public Records) $86,000 Public Records
• 2022-01-31 Sold (MLS) $86,000 BRIGHT MLS
• 2021-11-24 Pending — BRIGHT MLS
• 2021-11-10 Price Changed $89,000 BRIGHT MLS
• 2021-10-27 Listed $95,000 BRIGHT MLS
• 2016-01-07 Sold (MLS) $19,000 BRIGHT MLS
• 2015-11-06 Listing Removed — BRIGHT MLS
• 2015-09-18 Listed $24,900 BRIGHT MLS
• 2009-01-23 Sold (MLS) $29,500 BRIGHT MLS
• 2008-12-05 Listing Removed — BRIGHT MLS
• 2008-10-03 Listed $30,400 BRIGHT MLS
• 1983-12-16 Sold (Public Records) $19,500 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,730 · +1.6% YoY. Source: county tax records.