611 Union St · Millersburg, PA 17061

$149,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 8 Days on market

Built 1910 3,049 sqft lot Est $170k · 12% under

---

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).

• ARV discount +13.0/15.0
• Cash flow +11.0/30.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 611 Union St – this 3-bed, 1.5-bath semi-detached home in the heart of Millersburg. This home features a spacious kitchen with vinyl flooring, first-floor laundry, and a widened half bath for easy accessibility. Upstairs offers three comfortable bedrooms, and the basement is perfect for extra storage or potential use. Enjoy the fenced yard, storage shed, and detached 1-car garage.

Key facts

• New flooring
• Fenced rear yard
• Garage

Tags

• NEW FLOORING
• UPDATED UPSTAIRS FULL BATH
• FENCED REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.0% below list).
• Recommended offer: $122k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#480 in PA, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Millersburg Area SD (town): math 36% / reading 51% proficiency, ranked #288 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lenkerville El Sch (math 52% / reading 57%, grade C, #504 of 1,518 statewide, top 37%, 313 students, 49% FRL); Millersburg Area Ms (math 17% / reading 47%, grade F, #362 of 512 statewide, top 71%, 157 students, 39% FRL); Millersburg Area Shs (math 64%, 229 students, 42% FRL).
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y ago 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.
• Current owner paid $125k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,231 (18.0% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $169,764
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Meadow Ln	0.40mi	2/2.0 (-1)	1,088 (-10%)	2mo	$170,000	$156	55
711 Railroad St	0.58mi	3/2.0	1,120 (-7%)	7mo	$74,900	$67	52
105 Park St	0.65mi	3/1.0	1,221 (+1%)	22mo	$219,900	$180	49
410 Chestnut St	0.20mi	2/1.0 (-1)	1,356 (+13%)	23mo	$134,900	$99	45
503 Ruby Rd	0.45mi	3/2.0	1,066 (-12%)	21mo	$149,900	$141	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $358
• Equity at exit: $52,456

10-year hold

• IRR: 4.8%
• Equity multiple: 1.60×
• Total profit: $25,143
• Equity at exit: $70,955

Cash invested: $41,720 (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 17061

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-62

Break-even live

Break-even rent $1,301

Max offer price $138,071

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-20	+0% $-62	+5% $-104	+10% $-146
Rent	-10% $-158	-5% $-110	+0% $-62	+5% $-14	+10% $35
Rate	-1.0pp $13	-0.5pp $-24	base $-62	+0.5pp $-100	+1.0pp $-140

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	25d	1	0.54mi
123 Natures Trl Millersburg, PA	2.0	3.0	1440	$1,625	$1.13	25d	1	0.83mi

Listing history 22 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   listed $149,000 Active
3. 2025-05-16
   soldstatus $125,000
4. 2025-05-15
   soldstatus $125,000 Closed 400-char remark

   Show marketing remark (400 chars)

   Welcome to 611 Union St – this 3-bed, 1.5-bath semi-detached home in the heart of Millersburg. This home features a spacious kitchen with vinyl flooring, first-floor laundry, and a widened half bath for easy accessibility. Upstairs offers three comfortable bedrooms, and the basement is perfect for extra storage or potential use. Enjoy the fenced yard, storage shed, and detached 1-car garage.

5. 2025-04-13
   status Pending 400-char remark

   Show marketing remark (400 chars)

   Welcome to 611 Union St – this 3-bed, 1.5-bath semi-detached home in the heart of Millersburg. This home features a spacious kitchen with vinyl flooring, first-floor laundry, and a widened half bath for easy accessibility. Upstairs offers three comfortable bedrooms, and the basement is perfect for extra storage or potential use. Enjoy the fenced yard, storage shed, and detached 1-car garage.

6. 2025-04-10
   listed $120,000 Active 400-char remark

   Show marketing remark (400 chars)

   Welcome to 611 Union St – this 3-bed, 1.5-bath semi-detached home in the heart of Millersburg. This home features a spacious kitchen with vinyl flooring, first-floor laundry, and a widened half bath for easy accessibility. Upstairs offers three comfortable bedrooms, and the basement is perfect for extra storage or potential use. Enjoy the fenced yard, storage shed, and detached 1-car garage.

7. 2025-04-07
   historical $120,000 400-char remark

   Show marketing remark (400 chars)

   Welcome to 611 Union St – this 3-bed, 1.5-bath semi-detached home in the heart of Millersburg. This home features a spacious kitchen with vinyl flooring, first-floor laundry, and a widened half bath for easy accessibility. Upstairs offers three comfortable bedrooms, and the basement is perfect for extra storage or potential use. Enjoy the fenced yard, storage shed, and detached 1-car garage.

8. 2022-03-09
   soldstatus $68,000
9. 2022-03-04
   soldstatus $68,000 474-char remark

   Show marketing remark (474 chars)

   Check out this great half double! 3 bedroom, 1 1/2 bath with fenced yard, shed and 1 car garage. Laundry on the first floor. 1st floor half bath doorway is wide for those that may be using a mobility device. New carpet in the living room and upstairs hallway! The basement was professionally waterproofed as well! What more could you ask for? Live in 1 and rent the other. Other half for sale too! Let the rent from the one side help to pay the mortgage! Check it out today!

10. 2022-03-04
    soldstatus $68,000

    Show marketing remark (474 chars)

    Check out this great half double! 3 bedroom, 1 1/2 bath with fenced yard, shed and 1 car garage. Laundry on the first floor. 1st floor half bath doorway is wide for those that may be using a mobility device. New carpet in the living room and upstairs hallway! The basement was professionally waterproofed as well! What more could you ask for? Live in 1 and rent the other. Other half for sale too! Let the rent from the one side help to pay the mortgage! Check it out today!

11. 2022-02-28
    soldstatus $68,000 Closed
12. 2022-01-25
    status Pending
13. 2022-01-12
    listed $72,000 474-char remark

    Show marketing remark (474 chars)

    Check out this great half double! 3 bedroom, 1 1/2 bath with fenced yard, shed and 1 car garage. Laundry on the first floor. 1st floor half bath doorway is wide for those that may be using a mobility device. New carpet in the living room and upstairs hallway! The basement was professionally waterproofed as well! What more could you ask for? Live in 1 and rent the other. Other half for sale too! Let the rent from the one side help to pay the mortgage! Check it out today!

14. 2022-01-11
    listed $72,000 Active
15. 2022-01-10
    listed $72,000
16. 2018-09-28
    historical
17. 2017-10-02
    listed $114,900
18. 2011-01-24
    soldstatus $110,000
19. 2011-01-21
    soldstatus $110,000
20. 2010-09-23
    historical
21. 2010-07-16
    listed $124,900
22. 2000-05-12
    soldstatus $48,000

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $2,281 · $190/mo
• Expected delta: +$73/yr (+$6/mo · 3.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$8,346
• − Property taxes: −$2,208
• − Insurance: −$745
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,335
• Taxable loss: −$3,313
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $53/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: Millersburg Area SD
• NCES district ID: 4215360
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 51% ▼ -14.00%
• Median HH income: $50,625
• Composite: 37.4/100
• National rank: #4426
• State rank: #288 of 539 in PA

Livability — Millersburg

• Score: 74/100
• State rank: #480
• US rank: #4444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millersburg, PA
• Population (ZIP): 6,825

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Romanian 3% Polish 2% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 94% English-only · German/W. Germanic 4% 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: ▲ 1.20%
• Current HPI: 271.943
• 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

+210.4% since first listed

22 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-13 Listed $149,000 BRIGHT MLS
• 2025-05-16 Sold (Public Records) $125,000 Public Records
• 2025-05-15 Sold (MLS) $125,000 BRIGHT MLS
• 2025-04-13 Pending — BRIGHT MLS
• 2025-04-10 Listed $120,000 BRIGHT MLS
• 2025-04-07 Coming Soon $120,000 BRIGHT MLS
• 2022-03-09 Sold (Public Records) $68,000 Public Records
• 2022-03-04 Sold (MLS) $68,000 BRIGHT MLS
• 2022-03-04 Sold (MLS) $68,000 CSVBR
• 2022-02-28 Sold (MLS) $68,000 BRIGHT MLS
• 2022-01-25 Pending — BRIGHT MLS
• 2022-01-12 Listed $72,000 CSVBR
• 2022-01-11 Listed $72,000 BRIGHT MLS
• 2022-01-10 Listed $72,000 BRIGHT MLS
• 2018-09-28 Listing Removed — BRIGHT MLS
• 2017-10-02 Listed $114,900 BRIGHT MLS
• 2011-01-24 Sold (Public Records) $110,000 Public Records
• 2011-01-21 Sold (MLS) $110,000 BRIGHT MLS
• 2010-09-23 Listing Removed — BRIGHT MLS
• 2010-07-16 Listed $124,900 BRIGHT MLS
• 2000-05-12 Sold (Public Records) $48,000 Public Records

Property tax history

+4.2%/yr

Latest (2026): $2,208 · +11.1% YoY. Source: county tax records.