255 Union St · Millersburg, PA 17061

$119,900

4 bd · 1.0 ba · 3,076 sqft · SingleFamily · 88 Days on market

Built 1900 Poor condition 5,663 sqft lot $39/sqft · 43% below area Est $211k · 43% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Listing remarks MLS

Attention flippers. .. this 3,076 sf property not only has a 4 bedroom, 1 bath home, but a separate commercial space that has the potential to be converted into a 1 bedroom, 1 bath rental. Home has new mini splits that were installed throughout. However, the property does need quite a bit of work to get it to where it needs to be. ARV is somewhere around $250-270K. Property does have a backyard and a driveway with 2 parking spots.

Key facts

• 2 parking spots
• Driveway
• Backyard

Tags

• SEPARATE COMMERCIAL SPACE
• BACKYARD
• DRIVEWAY
• 2 PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 32 active listings in the ZIP; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($829 loan paydown + $1k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $210,968
• List price: $119,900
• Delta: -43.17%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.82×
• Total profit: $27,381
• Equity at exit: $42,211

10-year hold

• IRR: 19.0%
• Equity multiple: 3.35×
• Total profit: $78,738
• Equity at exit: $57,097

Cash invested: $33,572 (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 17061

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $375

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 88 DOM
2. 2026-06-17
   days on market $119,900 Active 87 DOM
3. 2026-06-16
   days on market $119,900 Active 86 DOM
4. 2026-06-15
   days on market $119,900 Active 85 DOM
5. 2026-06-13
   days on market $119,900 Active 83 DOM
6. 2026-06-12
   days on market $119,900 Active 82 DOM
7. 2026-06-09
   days on market $119,900 Active 79 DOM
8. 2026-06-08
   days on market $119,900 Active 78 DOM
9. 2026-06-08
   days on market $119,900 Active 77 DOM
10. 2026-06-07
    days on market $119,900 Active 76 DOM
11. 2026-06-04
    days on market $119,900 Active 73 DOM
12. 2026-06-02
    days on market $119,900 Active 72 DOM
13. 2026-06-01
    days on market $119,900 Active 71 DOM
14. 2026-05-31
    days on market $119,900 Active 70 DOM
15. 2026-03-22
    listed $119,900 Active 434-char remark

    Show marketing remark (434 chars)

    Attention flippers. .. this 3,076 sf property not only has a 4 bedroom, 1 bath home, but a separate commercial space that has the potential to be converted into a 1 bedroom, 1 bath rental. Home has new mini splits that were installed throughout. However, the property does need quite a bit of work to get it to where it needs to be. ARV is somewhere around $250-270K. Property does have a backyard and a driveway with 2 parking spots.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,290
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,488
• Taxable income: $2,761
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,843/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.

Condition & rehab AI · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including new kitchen cabinets, countertops, bathroom fixtures, and a new roof. The satellite image shows a worn roof, and the interior photos reveal significant wear and tear. The home has the potential to be a great investment with the right updates.

Repairs flagged

• Major Kitchen cabinets — Old and outdated
• Major Kitchen countertops — Missing
• Major Bathroom vanity — Missing
• Major Bathroom fixtures — Old and outdated
• Major Roof — Worn

Value-add opportunities

• Both New kitchen cabinets and countertops — Modernizes the kitchen and adds value
• Both New bathroom vanity and fixtures — Modernizes the bathroom and adds value
• Both New roof — Improves the home's overall condition and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and outdated	Major	$15,000–50,000
Kitchen countertops · Missing	Major	$15,000–50,000
Bathroom vanity · Missing	Major	$15,000–50,000
Bathroom fixtures · Old and outdated	Major	$15,000–50,000
Roof · Worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑
• Both New bathroom vanity and fixtures — Modernizes the bathroom and adds value ↑
• Both New roof — Improves the home's overall condition and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-22 Listed $119,900 BRIGHT MLS