6903 Salem Park Cir · Mechanicsburg, PA 17050

$212,000

2 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 65 Days on market

Built 1984 $189/sqft · 10% below area Est $235k · 10% under $58/mo HOA · 3% of rent

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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 +16.4/30.0
• ARV discount +12.0/15.0
• Schools +5.6/10.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this beautiful, well-maintained, 2 Bedroom/1.5 Bath Townhome in desirable Hampden Township and Cumberland Valley School District. * Quiet neighborhood. * Great location, close to Carlisle Pike, shopping, restaurants and all major highways. * Main floor has open concept with eat-in kitchen and large living room, half bath, laundry and lots of natural light. * Upstairs is the master bedroom, large guest bedroom, large closets and a full bath with convenient access to both bedrooms. * Out back is a spacious 8x12 covered patio, shed and a small private fenced in yard. * Off-Street designated parking for 2 cars with plenty of curbside parking for guests. * Central Air. * New LVP flooring throughout entire home. * New interior doors and New quartz countertop. * All appliances are included with sale. * Community Pool and playground. * Low HOA fees . * Move in Ready. * Don't wait, this one won't last long!!

Key facts

• Open concept
• Large living room
• Eat-in kitchen

Tags

• OPEN CONCEPT
• EAT-IN KITCHEN
• LARGE LIVING ROOM
• SPACIOUS COVERED PATIO
• PRIVATE FENCED YARD
• OFF-STREET DESIGNATED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $212k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (8.6% below list).
• Recommended offer: $194k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.7% in Mechanicsburg — 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 77/100 on livability (#372 in PA, #3,259 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $160k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $193,783 (8.6% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $235,377
• List price: $212,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6501 Salem Park Cir	0.09mi	3/1.5 (+1)	1,280 (+14%)	2mo	$205,000	$160	66
6275 Haydon Ct	0.23mi	3/2.5 (+1)	1,215 (+8%)	23mo	$242,000	$199	47
6145 Haymarket Way	0.53mi	3/1.5 (+1)	1,240 (+11%)	13mo	$269,000	$217	42
6111 Haymarket Way	0.58mi	2/1.5	1,200 (+7%)	24mo	$247,000	$206	41
6143 Haymarket Way	0.53mi	3/1.5 (+1)	1,240 (+11%)	23mo	$240,000	$194	33

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-28,687
• Equity at exit: $31,610

10-year hold

• IRR: -6.3%
• Equity multiple: 0.61×
• Total profit: $-23,023
• Equity at exit: $18,330

Cash invested: $59,360 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$88
• HOA: −$58
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $120

Break-even live

Break-even rent $1,786

Max offer price $212,000

Occupancy floor 89%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sruthi Dr Bldg 25 Hampden Township, PA	2.0	1.5	1462	$1,910	$1.31	23d	1	0.10mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 20 events

1. 2026-05-15
   status Pending 933-char remark

   Show marketing remark (933 chars)

   Enjoy this beautiful, well-maintained, 2 Bedroom/1.5 Bath Townhome in desirable Hampden Township and Cumberland Valley School District. * Quiet neighborhood. * Great location, close to Carlisle Pike, shopping, restaurants and all major highways. * Main floor has open concept with eat-in kitchen and large living room, half bath, laundry and lots of natural light. * Upstairs is the master bedroom, large guest bedroom, large closets and a full bath with convenient access to both bedrooms. * Out back is a spacious 8x12 covered patio, shed and a small private fenced in yard. * Off-Street designated parking for 2 cars with plenty of curbside parking for guests. * Central Air. * New LVP flooring throughout entire home. * New interior doors and New quartz countertop. * All appliances are included with sale. * Community Pool and playground. * Low HOA fees . * Move in Ready. * Don't wait, this one won't last long!!

2. 2026-03-30
   price $212,000 933-char remark

   Show marketing remark (933 chars)

   Enjoy this beautiful, well-maintained, 2 Bedroom/1.5 Bath Townhome in desirable Hampden Township and Cumberland Valley School District. * Quiet neighborhood. * Great location, close to Carlisle Pike, shopping, restaurants and all major highways. * Main floor has open concept with eat-in kitchen and large living room, half bath, laundry and lots of natural light. * Upstairs is the master bedroom, large guest bedroom, large closets and a full bath with convenient access to both bedrooms. * Out back is a spacious 8x12 covered patio, shed and a small private fenced in yard. * Off-Street designated parking for 2 cars with plenty of curbside parking for guests. * Central Air. * New LVP flooring throughout entire home. * New interior doors and New quartz countertop. * All appliances are included with sale. * Community Pool and playground. * Low HOA fees . * Move in Ready. * Don't wait, this one won't last long!!

3. 2026-03-11
   listed $215,000 Active 933-char remark

   Show marketing remark (933 chars)

   Enjoy this beautiful, well-maintained, 2 Bedroom/1.5 Bath Townhome in desirable Hampden Township and Cumberland Valley School District. * Quiet neighborhood. * Great location, close to Carlisle Pike, shopping, restaurants and all major highways. * Main floor has open concept with eat-in kitchen and large living room, half bath, laundry and lots of natural light. * Upstairs is the master bedroom, large guest bedroom, large closets and a full bath with convenient access to both bedrooms. * Out back is a spacious 8x12 covered patio, shed and a small private fenced in yard. * Off-Street designated parking for 2 cars with plenty of curbside parking for guests. * Central Air. * New LVP flooring throughout entire home. * New interior doors and New quartz countertop. * All appliances are included with sale. * Community Pool and playground. * Low HOA fees . * Move in Ready. * Don't wait, this one won't last long!!

4. 2022-11-10
   soldstatus $160,000
5. 2022-11-10
   soldstatus $160,000
6. 2022-11-03
   soldstatus $160,000 Closed 565-char remark

   Show marketing remark (565 chars)

   Hampden Township 2 Bedroom/1.5 Bath Townhome. Easy access to shopping. Cumberland Valley S. D. Fenced-in yard/shed and 8 x 12 Covered patio. .. small yard to maintain. Off-Street designated parking for 2 Cars. Plenty of curbside guest parking. Eat-in Kitchen (All appliances remain). Stackable washer/dryer off the foyer in Utility Closet. Central Air. NEW windows and Screens. Large Family Room. Half bath of the foyer. Jack-n- Jill bathroom with shower/tub between 2 Large bedrooms. Pull downstairs for extra storage. Community Pool and playground. Move in Ready.

7. 2022-09-23
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Hampden Township 2 Bedroom/1.5 Bath Townhome. Easy access to shopping. Cumberland Valley S. D. Fenced-in yard/shed and 8 x 12 Covered patio. .. small yard to maintain. Off-Street designated parking for 2 Cars. Plenty of curbside guest parking. Eat-in Kitchen (All appliances remain). Stackable washer/dryer off the foyer in Utility Closet. Central Air. NEW windows and Screens. Large Family Room. Half bath of the foyer. Jack-n- Jill bathroom with shower/tub between 2 Large bedrooms. Pull downstairs for extra storage. Community Pool and playground. Move in Ready.

8. 2022-09-19
   listed $159,900 Active 565-char remark

   Show marketing remark (565 chars)

   Hampden Township 2 Bedroom/1.5 Bath Townhome. Easy access to shopping. Cumberland Valley S. D. Fenced-in yard/shed and 8 x 12 Covered patio. .. small yard to maintain. Off-Street designated parking for 2 Cars. Plenty of curbside guest parking. Eat-in Kitchen (All appliances remain). Stackable washer/dryer off the foyer in Utility Closet. Central Air. NEW windows and Screens. Large Family Room. Half bath of the foyer. Jack-n- Jill bathroom with shower/tub between 2 Large bedrooms. Pull downstairs for extra storage. Community Pool and playground. Move in Ready.

9. 2022-09-13
   historical $159,900 565-char remark

   Show marketing remark (565 chars)

   Hampden Township 2 Bedroom/1.5 Bath Townhome. Easy access to shopping. Cumberland Valley S. D. Fenced-in yard/shed and 8 x 12 Covered patio. .. small yard to maintain. Off-Street designated parking for 2 Cars. Plenty of curbside guest parking. Eat-in Kitchen (All appliances remain). Stackable washer/dryer off the foyer in Utility Closet. Central Air. NEW windows and Screens. Large Family Room. Half bath of the foyer. Jack-n- Jill bathroom with shower/tub between 2 Large bedrooms. Pull downstairs for extra storage. Community Pool and playground. Move in Ready.

10. 2018-07-17
    soldstatus $125,250
11. 2018-07-16
    soldstatus $125,250
12. 2018-05-25
    historical
13. 2018-05-22
    listed $125,000
14. 2014-05-27
    soldstatus $108,500
15. 2014-05-23
    soldstatus $108,500
16. 2014-03-10
    historical
17. 2013-11-07
    listed $110,000
18. 2004-04-30
    historical
19. 2004-04-29
    soldstatus $90,000
20. 2004-03-10
    listed $88,000

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $2,594 · $216/mo
• Expected delta: +$756/yr (+$63/mo · 41.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,254
• − Mortgage interest: −$11,875
• − Property taxes: −$1,838
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$696
• − Depreciation: −$6,167
• Taxable loss: −$2,103
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,940/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Mechanicsburg

• Score: 77/100
• State rank: #372
• US rank: #3259

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

• County: Cumberland County · 257,673 people
• City population: 85,577
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

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 (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

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: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

+140.9% since first listed

20 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-03-30 Price Changed $212,000 BRIGHT MLS
• 2026-03-11 Listed $215,000 BRIGHT MLS
• 2022-11-10 Sold (Public Records) $160,000 Public Records
• 2022-11-10 Sold (Public Records) $160,000 Public Records
• 2022-11-03 Sold (MLS) $160,000 BRIGHT MLS
• 2022-09-23 Pending — BRIGHT MLS
• 2022-09-19 Listed $159,900 BRIGHT MLS
• 2022-09-13 Coming Soon $159,900 BRIGHT MLS
• 2018-07-17 Sold (Public Records) $125,250 Public Records
• 2018-07-16 Sold (MLS) $125,250 BRIGHT MLS
• 2018-05-25 Listing Removed — BRIGHT MLS
• 2018-05-22 Listed $125,000 BRIGHT MLS
• 2014-05-27 Sold (Public Records) $108,500 Public Records
• 2014-05-23 Sold (MLS) $108,500 BRIGHT MLS
• 2014-03-10 Listing Removed — BRIGHT MLS
• 2013-11-07 Listed $110,000 BRIGHT MLS
• 2004-04-30 Listing Removed — BRIGHT MLS
• 2004-04-29 Sold (MLS) $90,000 BRIGHT MLS
• 2004-03-10 Listed $88,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $1,838 · +3.2% YoY. Source: county tax records.