1263 13th St · Harrisburg, PA 17104

$139,900

3 bd · 1.0 ba · 1,324 sqft · Townhouse public records · 28 Days on market

Built 1950 0.35 ac lot Est $143k · at est.

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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 +24.2/30.0
• ARV discount +8.5/15.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• 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

This FULLY RENOVATED home is ready for its NEW owner! The home has all new bathrooms, windows, roof, and flooring. The first level has a large brand new kitchen, open living room, and new powder room. 3 bedrooms, 1.5 baths. Home is move in ready! Come and see this modern home with a large fenced backyard, an alley and off street parking in the heart of the city.

Key facts

• Built 1950
• Listed 28 days

Property features AI

Exterior

• Parking: Alley access; Off-street parking
• Utilities: Public water; Public sewer (public septic); Electric service
• Home design: Semi-detached home; Estimated year of major remodel: 2025; Property in excellent condition; Fee simple ownership
• Construction: Brick and frame construction; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Fully fenced yard; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); 60+ gallon hot water tank
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+4.4%/yr); 67 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 38% 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 $967 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $140k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.06% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $142,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 S 13th St	0.34mi	3/1.0	1,296 (-2%)	5mo	$105,000	$81	76
1530 S 13th St	0.36mi	3/1.5	1,296 (-2%)	3mo	$160,000	$123	75
1502 S 13th St	0.31mi	3/1.5	1,296 (-2%)	6mo	$140,000	$108	75
1449 S 13th St	0.21mi	3/1.5	1,152 (-13%)	1mo	$160,000	$139	65
904-A S 16th St	0.41mi	3/1.0	1,242 (-6%)	11mo	$186,000	$150	62
1427 Naudain St	0.72mi	3/1.0	1,254 (-5%)	12mo	$110,000	$88	48
534 S 16th St	0.72mi	3/1.0	1,176 (-11%)	5mo	$115,000	$98	44
1619 Naudain St	0.74mi	3/1.0	1,148 (-13%)	3mo	$136,000	$118	40
1617 Naudain St	0.74mi	3/1.0	1,148 (-13%)	4mo	$132,000	$115	40
540 S 16th St	0.71mi	3/1.0	1,136 (-14%)	4mo	$95,000	$84	40
525 S 16th St	0.74mi	3/1.0	1,140 (-14%)	4mo	$64,000	$56	39
1510 Catherine St	0.70mi	3/1.0	1,176 (-11%)	12mo	$105,000	$89	39

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,815
• Equity at exit: $20,860

10-year hold

• IRR: 9.2%
• Equity multiple: 1.75×
• Total profit: $29,448
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$734
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $278

Break-even live

Break-even rent $1,138

Max offer price $139,900

Occupancy floor 76%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	0.46mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	23d	1	0.70mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	44d	1	0.73mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	0.84mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	23d	1	0.88mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	21d	1	0.89mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	44d	1	0.91mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	44d	1	0.91mi
508 N 2nd St Steelton, PA	3.0	1.5	1360	$1,450	$1.07	14d	1	1.05mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	44d	1	1.05mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	44d	1	1.06mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	21d	1	1.06mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	44d	1	1.07mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	1.08mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	1.10mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	1.18mi
316 N 2nd St Steelton, PA	3.0	1.5	1524	$1,600	$1.05	14d	1	1.19mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	1.19mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	1.19mi
325 Lincoln St Steelton, PA	3.0	1.0	1186	$1,250	$1.05	14d	1	1.20mi
314 Lincoln St Steelton, PA	3.0	1.0	1264	$1,595	$1.26	14d	1	1.22mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	1.25mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	1.29mi
319 Market St Harrisburg, PA	2.0	1.5	990	$1,135	$1.15	44d	1	1.31mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	1.32mi
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	44d	1	1.33mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	1.40mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	44d	1	1.42mi
322 Pine St Unit 2 Steelton, PA	3.0	1.0	1100	$995	$0.90	44d	1	1.42mi
210 Walnut St Unit 206 Harrisburg, PA	2.0	1.0	1007	$1,695	$1.68	14d	1	1.45mi
589 Yale St Harrisburg, PA	2.0	2.0	911	$1,549	$1.70	14d	1	1.45mi
420 7th St New Cumberland, PA	3.0	1.5	1800	$1,495	$0.83	23d	1	1.49mi
425 7th St New Cumberland, PA	2.0	1.5	1050	$975	$0.93	21d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 28 DOM
2. 2026-06-17
   days on market $139,900 Active 27 DOM
3. 2026-06-16
   days on market $139,900 Active 26 DOM
4. 2026-06-15
   days on market $139,900 Active 25 DOM
5. 2026-06-14
   days on market $139,900 Active 23 DOM
6. 2026-06-13
   days on market $139,900 Active 22 DOM
7. 2026-06-10
   days on market $139,900 Active 20 DOM
8. 2026-06-09
   days on market $139,900 Active 19 DOM
9. 2026-06-08
   days on market $139,900 Active 18 DOM
10. 2026-06-07
    days on market $139,900 Active 17 DOM
11. 2026-06-03
    days on market $139,900 Active 13 DOM
12. 2026-06-02
    days on market $139,900 Active 12 DOM
13. 2026-06-01
    days on market $139,900 Active 11 DOM
14. 2026-05-31
    days on market $139,900 Active 10 DOM
15. 2026-05-31
    days on market $139,900 Active 9 DOM
16. 2026-05-22
    listed $139,900 Active
17. 2026-05-19
    historical $139,900
18. 1991-12-31
    soldstatus $20,000

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$463/yr (+$39/mo · 36.0%)

ⓘ 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: $17,878
• − Mortgage interest: −$7,837
• − Property taxes: −$1,285
• − Insurance: −$700
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,070
• Taxable income: $1,126
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,065/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

+599.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $139,900 BRIGHT MLS
• 2026-05-19 Coming Soon $139,900 BRIGHT MLS
• 1991-12-31 Sold (Public Records) $20,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,285 · +1.5% YoY. Source: county tax records.