255 N Pine St · Middletown, PA 17057

$169,900

3 bd · 1.0 ba · 1,246 sqft · Townhouse public records · 5 Days on market

Built 1993 4,356 sqft lot $136/sqft · at area comps Est $174k · at est.

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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 +11.8/30.0
• ARV discount +8.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3/4 bedroom, 1.5 bath property featuring a remodeled kitchen, new flooring throughout the first and second floors, and a brand new roof installed in 2025. Enjoy low-maintenance, carefree living in a highly desirable location close to shopping, restaurants, schools, and major routes. Flexible layout offers the potential for a fourth bedroom, home office, or additional living space. Move-in ready with modern updates throughout! * * * OFFER RECEIVED DEADLINE 8:30 PM MAY 11 * * (

Key facts

• Built 1993
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached property; Fee simple ownership
• Construction: Frame construction; Block foundation; Built year per assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper levels); One half bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Two or more exterior access exits; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (17.2% below list).
• Recommended offer: $141k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Middletown — 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 80/100 on livability (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,714 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (median comp): $173,653
• List price: $169,900
• Delta: -2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Nissley St	0.24mi	3/1.0	1,246 (0%)	1mo	$177,000	$142	88
21 Girard Ave	0.11mi	3/1.5	1,280 (+3%)	11mo	$140,000	$109	79
348 Oak Hill Dr	0.43mi	3/1.0	1,260 (+1%)	6mo	$212,000	$168	73
255 N Spring St	0.18mi	2/2.0 (-1)	1,282 (+3%)	6mo	$190,000	$148	73
501 Vine St	0.38mi	3/2.0	1,304 (+5%)	1mo	$221,000	$169	70
3 S Pine St	0.27mi	3/1.5	1,328 (+7%)	10mo	$170,000	$128	66
234 E Emaus St	0.31mi	3/1.0	1,386 (+11%)	2mo	$90,000	$65	65
325 Oak Hill Dr	0.48mi	3/1.0	1,156 (-7%)	7mo	$225,000	$195	60
328 Vine St	0.30mi	2/1.5 (-1)	1,178 (-6%)	12mo	$186,200	$158	60
327 Oak Hill Dr	0.47mi	3/1.0	1,120 (-10%)	6mo	$224,900	$201	56
210 Adelia St	0.40mi	2/2.0 (-1)	1,128 (-10%)	4mo	$205,000	$182	53
157 Ann St	0.47mi	2/1.5 (-1)	1,152 (-8%)	8mo	$151,049	$131	52

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-32,437
• Equity at exit: $25,333

10-year hold

• IRR: -15.9%
• Equity multiple: 0.16×
• Total profit: $-39,884
• Equity at exit: $14,690

Cash invested: $47,572 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$891
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-46

Break-even live

Break-even rent $1,465

Max offer price $161,762

Occupancy floor 98%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 E Main St Apt 4 Middletown, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.18mi
112 Nissley St Unit 2 Middletown, PA	2.0	2.0	1266	$1,350	$1.07	23d	1	0.25mi
213 S Union St Apt 1 Middletown, PA	2.0	1.0	780	$1,400	$1.79	14d	1	0.39mi
219 S Union St Fl REAR Middletown, PA	2.0	1.0	700	$900	$1.29	14d	1	0.40mi
219 S Union St Unit 2nd Floor Middletown, PA	2.0	1.0	700	$1,250	$1.79	43d	1	0.40mi
144 Wilson St Middletown, PA	3.0	1.0	1120	$1,495	$1.33	23d	1	0.41mi
167 Ann St Unit 4 Middletown, PA	2.0	1.0	800	$1,300	$1.62	14d	1	0.44mi
1900 Pineford Dr Middletown, PA	1.0–3.0	1.0–2.5	1020	$1,690	$1.66	13d	1	0.58mi
415 Aspen St Unit 1 Middletown, PA	2.0	1.0	864	$1,495	$1.73	14d	1	0.83mi
105 Woodland Ave Middletown, PA	1.0–2.0	1.0–2.0	996	$1,714	$1.72	14d	9	1.00mi

Listing history 3 events

1. 2026-05-12
   status Pending 521-char remark
2. 2026-05-08
   listed $169,900 Active 521-char remark
3. 2026-05-06
   historical $169,900 521-char remark

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,518 · $210/mo
• Expected delta: +$167/yr (+$14/mo · 7.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,886
• − Mortgage interest: −$9,517
• − Property taxes: −$2,351
• − Insurance: −$850
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,943
• Taxable loss: −$3,476
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $282/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, PA
• County: Dauphin County · 247,857 people
• City population: 23,560
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-08 Listed $169,900 BRIGHT MLS
• 2026-05-06 Coming Soon $169,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,351 · +4.0% YoY. Source: county tax records.