1713 Apricot St · Harrisburg, PA 17103

$90,000

3 bd · 1.0 ba · 904 sqft · Townhouse public records · 20 Days on market

Built 1917 436 sqft lot $100/sqft · 16% above area Est $78k · 16% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! 3 bed home filled with tenant who wants to stay. No sign on property. Seller has other properties for sale. This could be a single property purchase, or see Associated Docs for list of total of 9 properties for possible package deal.

Key facts

• Built 1917
• Listed 20 days

Property features AI

Finance

• Other: Ownership: Fee simple; Assessed improvement and land values recorded by assessor

Exterior

• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Above-grade finished living area reported as 904 (assessor)
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Not in a federal flood zone; Middle-of-block location

Interior

• Kitchen: Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric); Electric hot water
• Interior features: Living room; Basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 6.6% in Harrisburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 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.
• Zoned schools: Harrisburg Hs (math 24% / reading 10%, grade F, #399 of 437 statewide, top 92%, 1,230 students, 100% FRL) — zoned schools average 100% FRL vs 82% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.1%/yr); 66 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 43% of the median local income ($40k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (median comp): $77,698
• List price: $90,000
• Delta: 15.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1732 Walnut St	0.05mi	3/1.0	920 (+2%)	1mo	$128,000	$139	94
1711 Apricot St	0.00mi	3/1.0	904 (0%)	22mo	$70,000	$77	82
1733 Apricot St	0.03mi	3/1.0	990 (+10%)	15mo	$76,666	$77	70
127 Hoerner St	0.17mi	3/1.0	948 (+5%)	16mo	$85,000	$90	70
1724 Walnut St	0.04mi	2/1.0 (-1)	862 (-5%)	22mo	$103,000	$119	67
1821 Forster St	0.25mi	2/1.0 (-1)	928 (+3%)	20mo	$92,500	$100	63
1218 Bailey St	0.47mi	2/1.0 (-1)	984 (+9%)	1mo	$82,000	$83	57
21 N Summit St	0.47mi	3/1.0	1,008 (+12%)	2mo	$70,000	$69	57
1309 Howard St	0.44mi	2/1.5 (-1)	925 (+2%)	22mo	$60,000	$65	50
2005 Swatara St	0.74mi	4/2.0 (+1)	936 (+4%)	2mo	$175,000	$187	49
30 Balm St	0.45mi	3/1.0	1,014 (+12%)	16mo	$73,000	$72	46
1833 Rudy Rd	0.64mi	4/1.5 (+1)	1,030 (+14%)	3mo	$173,000	$168	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.01×
• Total profit: $25,485
• Equity at exit: $13,419

10-year hold

• IRR: 34.1%
• Equity multiple: 4.90×
• Total profit: $98,353
• Equity at exit: $7,782

Cash invested: $25,200 (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 17103

• Rents YoY: 9.1%
• Active inventory: 66
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$472
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $511

Break-even live

Break-even rent $775

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.16mi
916 May St Harrisburg, PA	2.0	1.5	810	$1,250	$1.54	14d	1	0.31mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	0.69mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	44d	1	0.86mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	0.98mi
319 Market St Harrisburg, PA	2.0	1.5	990	$1,135	$1.15	44d	1	1.00mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	1.02mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	1.02mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	23d	1	1.05mi
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	44d	1	1.05mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	44d	1	1.06mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	1.06mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	1.09mi
210 Walnut St Unit 206 Harrisburg, PA	2.0	1.0	1007	$1,695	$1.68	14d	1	1.13mi
923 N 3rd St Unit 1 Harrisburg, PA	2.0	1.0	853	$1,495	$1.75	23d	1	1.13mi
1001 N 3rd St Unit 4 Harrisburg, PA	2.0	1.0	550	$1,125	$2.05	23d	1	1.14mi
1012 N 3rd St Apt 4 Harrisburg, PA	2.0	1.0	560	$1,395	$2.49	23d	1	1.17mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	23d	1	1.19mi
273 Cumberland St Harrisburg, PA	2.0	1.0	865	$1,595	$1.84	14d	1	1.20mi
1300 N 3rd St Apt 301 Harrisburg, PA	2.0	1.0	635	$1,345	$2.12	23d	1	1.23mi
116 Pine St Harrisburg, PA	1.0–2.0	1.0–2.0	900	$1,638	$1.82	14d	14	1.24mi
1211 Green St Apt 2 Harrisburg, PA	2.0	1.0	850	$1,095	$1.29	23d	1	1.26mi
719 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	1000	$1,150	$1.15	14d	1	1.27mi
612 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1050	$1,445	$1.38	44d	1	1.27mi
612 N 2nd St Apt 3 Harrisburg, PA	2.0	1.0	1100	$1,545	$1.40	44d	1	1.27mi
1122 Green St #14 Harrisburg, PA	2.0	1.0	918	$1,895	$2.06	44d	1	1.27mi
352 Harris St Harrisburg, PA	2.0	1.0	810	$1,350	$1.67	21d	1	1.28mi
618 N 2nd St Harrisburg, PA	2.0	1.0	1000	$1,050	$1.05	23d	1	1.28mi
920 N 2nd St Unit 1 Harrisburg, PA	2.0	1.0	900	$1,475	$1.64	14d	1	1.31mi
3106 Hoffer St Unit 3106 Penbrook, PA	2.0	1.0	900	$1,675	$1.86	14d	1	1.32mi
1909 N 4th St Harrisburg, PA	2.0	1.0	1000	$1,240	$1.24	44d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $90,000 Active 20 DOM
2. 2026-06-17
   days on market $90,000 Active 19 DOM
3. 2026-06-16
   days on market $90,000 Active 18 DOM
4. 2026-06-15
   days on market $90,000 Active 17 DOM
5. 2026-06-14
   days on market $90,000 Active 15 DOM
6. 2026-06-13
   statusdays on market $90,000 Active 14 DOM
7. 2026-05-09
   listed $90,000 Active 264-char remark
8. 2026-05-07
   historical $90,000 264-char remark
9. 2019-10-18
   soldstatus $328,000
10. 2012-05-31
    soldstatus $9,173
11. 2009-04-13
    soldstatus $461,920
12. 1987-08-21
    soldstatus $10,500

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$94/yr (+$8/mo · 7.6%)

ⓘ 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 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,061
• − Mortgage interest: −$5,041
• − Property taxes: −$1,234
• − Insurance: −$450
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,618
• Taxable income: $4,988
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $4,934/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): 13,115
• Household income: $39,825
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 1014.0

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 0.66)
• Race & ethnicity: Black 47% Hispanic / Latino 31% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 18% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 11% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -119.52%
• Current HPI: 211.455
• Rent YoY: ▲ 9.09%
• 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

+757.1% since first listed

8 events — show timeline

• 2026-06-10 Relisted — BRIGHT MLS
• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-09 Listed $90,000 BRIGHT MLS
• 2026-05-07 Coming Soon $90,000 BRIGHT MLS
• 2019-10-18 Sold (Public Records) $328,000 Public Records
• 2012-05-31 Sold (Public Records) $9,173 Public Records
• 2009-04-13 Sold (Public Records) $461,920 Public Records
• 1987-08-21 Sold (Public Records) $10,500 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,234 · +1.6% YoY. Source: county tax records.