940 Peters Mountain Rd · Middle Paxton, PA 17018

$125,000

2 bd · 2.0 ba · 1,740 sqft · MultiFamily public records · 9 Days on market

Built 1933 0.82 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

* * THIS IS AN AUCTION SALE. THE STARTING BID IS NO INDICATION OF THE FINAL SELLING PRICE. This charming brick duplex offers the best of both worlds - use it as a 2-unit property or easily transform it into a spacious single-family home. Walk directly across the street to Middle Paxton Elementary! Property Highlights: 2BR / 2Bath; .82 Acre Lot; 2 Detached Garages; Replacement Vinyl Windows; Original Hardwood Floors; Original Interior French Doors and Moulding; Bonus Room; Full Walkout Unfinished Basement; Front and Back Covered Porches; Well / Onsite Septic; Zoned Commercial - Office; Across from Middle Paxton Twp Elementary School; Close to Parks, Hiking, and Fishing; Central Dauphin Scho

Key facts

• Brick duplex
• 0.82 acre lot
• 3 garage spots

Tags

• BRICK DUPLEX
• SPACIOUS SINGLE-FAMILY HOME
• REPLACEMENT VINYL WINDOWS
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL INTERIOR FRENCH DOORS
• FRONT AND BACK COVERED PORCHES

Property features AI

Exterior

• Parking: Detached garage (3 spaces, front-entry); Second garage on site; Gravel driveway with 4 driveway spaces; Total of 7 garage/parking spaces
• Utilities: Well water; On-site septic
• Home design: Detached property; Shingle roof; Replacement windows; Not in a federal flood zone
• Construction: Brick construction; Stone foundation; Walkout full unfinished basement
• Exterior features: Rear yard; Porch(es)

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: One bedroom on the main level; One bedroom on the first upper level
• Flooring: Hardwood floors; Carpet
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Radiator heat; Oil-fired heating; Oil hot water
• Interior features: Second kitchen; Attic; Crown moldings; French doors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middle Paxton El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 263 students, 31% FRL); Central Dauphin Ms (math 27% / reading 66%, grade D+, #172 of 512 statewide, top 35%, 848 students, 33% FRL); Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $125,000

Questions for the listing agent

1. Built in 1933 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-9,365
• Equity at exit: $18,638

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,053
• Equity at exit: $10,808

Cash invested: $35,000 (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 17018

• Home prices YoY: -22.0%
• Active inventory: 25
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $170

Break-even live

Break-even rent $1,187

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $241	-5% $205	+0% $170	+5% $135	+10% $99
Rent	-10% $59	-5% $115	+0% $170	+5% $225	+10% $281
Rate	-1.0pp $233	-0.5pp $202	base $170	+0.5pp $138	+1.0pp $105

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Active 9 DOM
2. 2026-06-18
   days on market $125,000 Active 6 DOM
3. 2026-06-17
   days on market $125,000 Active 5 DOM
4. 2026-06-16
   days on market $125,000 Active 4 DOM
5. 2026-06-15
   days on market $125,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $125,000 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: $2,764 · $230/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,829
• − Mortgage interest: −$7,002
• − Property taxes: −$2,764
• − Insurance: −$625
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,636
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,013/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Middle Paxton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,745

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: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 1% · South Korea

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: ▼ -77.10%
• Current HPI: 272.6592
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-12 Listed $125,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $2,764 · +6.3% YoY. Source: county tax records.