1631 Derry St · Harrisburg, PA 17104

$145,000

5 bd · 1.0 ba · 1,920 sqft · Townhouse public records · 1 Days on market

Built 2000 1,742 sqft lot Est $152k · at est.

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Why this score? — see what drove the B- 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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +7.7/10.0
• 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

Welcome to this large and spacious 4-bedroom, 2 full bathroom home offering plenty of room for comfortable living. The home features all new carpeting and fresh paint throughout, creating a clean and updated feel. Enjoy the generous living spaces, perfect for families or those needing extra room.

Key facts

• Built 2000

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Semi-detached property; Frame construction
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: Two full bathrooms (one on each upper level)
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.7% vs local median 6.7% 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 (+4.4%/yr); 70 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,839/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 1166% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $151,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 S 14th St	0.23mi	5/1.0	1,968 (+2%)	2mo	$115,000	$58	84
1958 Bellevue Rd	0.41mi	5/1.0	1,935 (+1%)	3mo	$175,000	$90	77
434 S 13th St	0.31mi	5/1.0	2,055 (+7%)	2mo	$106,000	$52	72
1209 Market St	0.52mi	5/1.5	1,902 (-1%)	1mo	$145,000	$76	71
1820 Regina St	0.54mi	5/1.5	1,920 (0%)	5mo	$175,000	$91	69
1815 Holly St	0.16mi	4/1.0 (-1)	1,700 (-12%)	2mo	$142,000	$84	67
24 S 15th St	0.34mi	4/1.0 (-1)	1,806 (-6%)	3mo	$144,000	$80	66
22 S 17th St	0.33mi	4/2.0 (-1)	2,137 (+11%)	2mo	$150,000	$70	55
1824 State St	0.74mi	5/1.5	1,828 (-5%)	0mo	$85,000	$46	55
86 N 18th St	0.57mi	5/2.0	1,772 (-8%)	3mo	$140,000	$79	54
1246 Walnut St	0.62mi	4/1.0 (-1)	1,775 (-8%)	3mo	$108,000	$61	51
1212 Derry St	0.44mi	4/1.5 (-1)	1,644 (-14%)	2mo	$175,000	$106	47

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $13,419
• Equity at exit: $21,620

10-year hold

• IRR: 18.7%
• Equity multiple: 2.65×
• Total profit: $67,028
• Equity at exit: $12,537

Cash invested: $40,600 (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: 70
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$760
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $538

Break-even live

Break-even rent $1,158

Max offer price $145,000

Occupancy floor 66%

Sensitivity live

Price	-10% $620	-5% $579	+0% $538	+5% $497	+10% $456
Rent	-10% $393	-5% $465	+0% $538	+5% $611	+10% $683
Rate	-1.0pp $611	-0.5pp $575	base $538	+0.5pp $500	+1.0pp $462

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	25d	1	0.07mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	25d	1	0.20mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	25d	1	0.31mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	16d	1	0.34mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	46d	1	0.50mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	46d	1	0.52mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	16d	1	0.63mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	23d	1	0.70mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	46d	1	0.83mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	16d	10	0.83mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	23d	1	1.28mi

Listing history 2 events

1. 2026-06-16
   remarks 297-char remark
2. 2026-06-16
   listed $145,000 Active 1 DOM

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,708 · $142/mo
• Expected delta: +$583/yr (+$49/mo · 51.9%)

ⓘ 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 6/10 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: $22,062
• − Mortgage interest: −$8,122
• − Property taxes: −$1,125
• − Insurance: −$725
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,218
• Taxable income: $4,342
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $5,413/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

+1350.0% since first listed

3 events — show timeline

• 2026-06-16 Listed $145,000 BRIGHT MLS
• 2018-10-18 Sold (Public Records) $561,428 Public Records
• 1998-11-19 Sold (Public Records) $10,000 Public Records

Property tax history

-7.3%/yr

Latest (2026): $1,125 · +1.7% YoY. Source: county tax records.