422 State St · West Fairview, PA 17025

$79,525

4 bd · 2.0 ba · 1,956 sqft · Townhouse public records · 1 Days on market

Built 1910 4,792 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and your contractor to this oversized opportunity in the heart of the city! This spacious home at 422 State St is packed with potential for an investor, rehabber, or buyer looking to create their dream property from the ground up. The home needs renovation, but the footprint and layout offer endless possibilities to redesign and customize to your style. One of the standout features is the side yard — giving you extra space to expand, create outdoor living areas, add parking, or build out the dream setup you’ve been looking for. Large properties with this kind of flexibility don’t come around often. Whether you’re looking for your next investment pro

Key facts

• Built 1910

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service available for heating and hot water; Electric cooling and heating components
• Home design: Semi-detached property; Single-level entry
• Construction: Shingle, wood, and vinyl siding; Permanent foundation; Built year reported by assessor
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Above-grade and below-grade structures reported

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Baseboard electric heating; Wall unit cooling (electric); Natural gas hot water
• Interior features: Level entry to main level; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 77/100 on livability (#344 in PA, #3,029 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F.
• East Pennsboro Area SD (suburban): math 30% / reading 57% proficiency, ranked #275 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Creek Hills El Sch (math 32% / reading 54%, grade F, #873 of 1,518 statewide, top 58%, 558 students, 51% FRL); East Pennsboro Area Ms (math 14% / reading 56%, grade F, #322 of 512 statewide, top 64%, 563 students, 50% FRL); East Pennsboro Area Shs (math 82% / reading 72%, grade A-, #22 of 437 statewide, top 5%, 761 students, 36% FRL) — zoned schools average 46% FRL vs 24% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 126 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $22k cash investment doubles in ~3 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

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,525

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.44% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.90%
• DSCR: 3.18
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $309,048
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
762 Erford Rd	0.24mi	4/1.5	1,724 (-12%)	4mo	$224,000	$130	64
333 Briar Ridge Cir	0.52mi	3/2.5 (-1)	1,860 (-5%)	5mo	$294,000	$158	56
403 S Enola Dr	0.46mi	4/2.0	1,690 (-14%)	7mo	$226,000	$134	50
3 Woods Dr	0.59mi	3/2.5 (-1)	1,832 (-6%)	7mo	$345,000	$188	49
7 Adams St	0.59mi	4/2.5	1,800 (-8%)	11mo	$1,050,000	$583	48
17 B W Glenwood Dr	0.39mi	3/1.5 (-1)	1,824 (-7%)	18mo	$223,000	$122	48
856 Erford Rd	0.41mi	3/1.5 (-1)	1,674 (-14%)	6mo	$205,000	$122	45
314 Briar Ridge Cir	0.48mi	3/2.5 (-1)	1,713 (-12%)	14mo	$300,000	$175	38
16 W Glenwood Dr Unit A	0.37mi	3/1.5 (-1)	1,724 (-12%)	22mo	$215,000	$125	37
15 Woods Dr	0.57mi	3/2.5 (-1)	1,824 (-7%)	22mo	$330,000	$181	37

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.33×
• Total profit: $51,972
• Equity at exit: $11,857

10-year hold

• IRR: 57.5%
• Equity multiple: 7.77×
• Total profit: $150,799
• Equity at exit: $6,876

Cash invested: $22,267 (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 17025

• Home prices YoY: -25.3%
• Rents YoY: 6.5%
• Active inventory: 126
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$417
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $907

Break-even live

Break-even rent $793

Max offer price $79,525

Occupancy floor 48%

Sensitivity live

Price	-10% $952	-5% $930	+0% $907	+5% $885	+10% $862
Rent	-10% $754	-5% $831	+0% $907	+5% $984	+10% $1,061
Rate	-1.0pp $947	-0.5pp $928	base $907	+0.5pp $887	+1.0pp $866

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: $19,881
• Closing costs: $2,386
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Stephen Rd Camp Hill, PA	4.0	2.5	2365	$2,100	$0.89	14d	1	0.61mi
400 W Crestwood Dr Camp Hill, PA	1.0–3.0	1.0–2.0	1042	$2,071	$1.99	14d	14	0.69mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	44d	1	1.22mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	44d	1	1.24mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	44d	1	1.32mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	1.37mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	44d	1	1.37mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	14d	1	1.39mi
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	14d	1	1.40mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	44d	1	1.41mi
1841 N 3rd St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	14d	1	1.45mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   historical $79,525

ⓘ 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: $2,118 · $176/mo
• Projected year-2 tax: $2,118 · $176/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,301
• − Mortgage interest: −$4,455
• − Property taxes: −$2,118
• − Insurance: −$398
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$2,313
• Taxable income: $10,289
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $8,418/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: East Pennsboro Area SD
• NCES district ID: 4208580
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $60,120
• Composite: 38.26/100
• National rank: #4239
• State rank: #275 of 539 in PA

Livability — West Fairview

• Score: 77/100
• State rank: #344
• US rank: #3029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fairview, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 17,648
• Household income: $91,285
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 317.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 6% Asian 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.21%
• Current HPI: 251.939
• Rent YoY: ▲ 6.46%
• 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

2 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-13 Coming Soon $79,525 BRIGHT MLS

Property tax history

+22.1%/yr

Latest (2026): $2,118 · +1.8% YoY. Source: county tax records.