1409 Berryhill St · Harrisburg, PA 17104

$149,900

5 bd · 1.5 ba · 1,638 sqft · Townhouse public records · 15 Days on market

Built 1900 1,307 sqft lot Est $131k · 14% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 5 bedroom, 1.5 bathroom home offers 1,600 square feet of living space and presents an excellent opportunity for homeowners and investors alike. Featuring generously sized rooms and high ceilings, this property provides the space and flexibility for today's buyers. Coveniently located near schools, shopping, restaurants and I-83. This home combines affordability with accessibility.

Key facts

• Built 1900
• Listed 15 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric-powered cooling
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick and vinyl siding exterior; Stone foundation; Year built reported by assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating and hot water
• Interior features: Two or more access/exit points; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.7% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,873/mo this rent would consume 48% of the median local household income ($47k/yr) (locally 1166% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.25% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Derry St	0.41mi	4/1.5 (-1)	1,644 (+0%)	2mo	$175,000	$106	74
341 Crescent St	0.24mi	5/2.0	1,742 (+6%)	6mo	$120,000	$69	72
1209 Chestnut St	0.45mi	4/1.0 (-1)	1,620 (-1%)	4mo	$60,000	$37	67
1815 Holly St	0.40mi	4/1.0 (-1)	1,700 (+4%)	2mo	$142,000	$84	66
534 S 17th St	0.22mi	4/2.5 (-1)	1,830 (+12%)	6mo	$175,000	$96	56
1937 Zarker St	0.67mi	4/1.0 (-1)	1,568 (-4%)	2mo	$125,000	$80	53
24 S 15th St	0.46mi	4/1.0 (-1)	1,806 (+10%)	3mo	$144,000	$80	52
1827 Park St	0.66mi	5/1.0	1,742 (+6%)	6mo	$137,000	$79	51
1841 Regina St	0.72mi	5/1.0	1,552 (-5%)	6mo	$107,000	$69	51
115 Balm St	0.70mi	4/1.0 (-1)	1,672 (+2%)	8mo	$139,900	$84	51
1246 Walnut St	0.67mi	4/1.0 (-1)	1,775 (+8%)	3mo	$108,000	$61	46
214 S 20th St	0.60mi	5/1.0	1,418 (-13%)	4mo	$165,000	$116	45

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $11,717
• Equity at exit: $22,351

10-year hold

• IRR: 17.5%
• Equity multiple: 2.54×
• Total profit: $64,538
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$786
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $523

Break-even live

Break-even rent $1,211

Max offer price $149,900

Occupancy floor 67%

Sensitivity live

Price	-10% $608	-5% $565	+0% $523	+5% $480	+10% $438
Rent	-10% $375	-5% $449	+0% $523	+5% $597	+10% $671
Rate	-1.0pp $598	-0.5pp $561	base $523	+0.5pp $484	+1.0pp $444

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	24d	1	0.05mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	0.19mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	24d	1	0.47mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	0.54mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	0.55mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	0.71mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	44d	1	0.72mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	14d	10	0.72mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	0.81mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	44d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $149,900 Active 15 DOM
2. 2026-06-17
   days on market $149,900 Active 14 DOM
3. 2026-06-16
   days on market $149,900 Active 13 DOM
4. 2026-06-15
   days on market $149,900 Active 12 DOM
5. 2026-06-14
   days on market $149,900 Active 10 DOM
6. 2026-06-13
   days on market $149,900 Active 9 DOM
7. 2026-06-10
   days on market $149,900 Active 7 DOM
8. 2026-06-09
   days on market $149,900 Active 6 DOM
9. 2026-06-08
   days on market $149,900 Active 5 DOM
10. 2026-06-07
    days on market $149,900 Active 4 DOM
11. 2026-06-03
    remarks 398-char remark
12. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$535/yr (+$45/mo · 41.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,472
• − Mortgage interest: −$8,397
• − Property taxes: −$1,297
• − Insurance: −$750
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$4,361
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $5,296/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

+710.3% since first listed

15 events — show timeline

• 2026-06-03 Listed $149,900 BRIGHT MLS
• 2024-11-19 Rental Removed $1,495 SHOWMOJO
• 2024-11-19 Rental Removed $1,495 APPFOLIO
• 2024-11-19 Listed for Rent $1,495 APPFOLIO
• 2024-11-18 Listed for Rent $1,495 SHOWMOJO
• 2022-07-01 Sold (Public Records) $136,250 Public Records
• 2022-06-30 Listed $136,250 BRIGHT MLS
• 2022-06-29 Sold (MLS) $136,250 BRIGHT MLS
• 2022-05-22 Price Changed $1,275 RENT.
• 2022-02-14 Listing Removed — BRIGHT MLS
• 2022-02-08 Price Changed $59,900 BRIGHT MLS
• 2022-02-02 Price Changed $59,995 BRIGHT MLS
• 2022-01-22 Price Changed $64,995 BRIGHT MLS
• 2022-01-19 Listed $69,995 BRIGHT MLS
• 1990-01-05 Sold (Public Records) $18,500 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,297 · +1.5% YoY. Source: county tax records.