2020 Holly St · Harrisburg, PA 17104

$135,900

2 bd · 1.0 ba · 1,020 sqft · Townhouse public records · 16 Days on market

Built 1920 1,742 sqft lot $133/sqft · 21% below area Est $172k · 21% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this end unit townhome with solid updates. Move right in with no hassles. Many updates and upgrades. Energy efficient gas and steam heat. New kitchen with quartz countertops and an open layout will make this feel like home. Close to transportation, shopping and dining. Updated flooring and paint throughout, ready to move in! This could be a great addition to an investment portfolio or make it your own!

Key facts

• Built 1920
• Listed 16 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: End of row townhouse
• Construction: Brick construction; Stone foundation
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Steam heating; Natural gas fuel
• Interior features: Full basement; Multiple access exits (2+)
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $136k.

Deal economics

• At list price, monthly cash flow is $74 ($888/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 $128k (5.6% below list).
• Recommended offer: $128k (5.6% below list) — sets the bar for 1% rule.

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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 1920 — 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 $128,263 (5.6% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $171,627
• List price: $135,900
• Delta: -24.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2124 Berryhill St	0.26mi	3/1.0 (+1)	1,024 (+0%)	5mo	$160,000	$156	78
2314 Kensington St	0.38mi	3/1.0 (+1)	1,024 (+0%)	6mo	$115,000	$112	72
2461 Adrian St	0.62mi	3/1.0 (+1)	1,056 (+4%)	0mo	$147,000	$139	60
545 S 15th St	0.59mi	3/1.0 (+1)	1,064 (+4%)	4mo	$130,000	$122	57
2168 Brookwood St	0.40mi	3/1.5 (+1)	1,124 (+10%)	1mo	$165,900	$148	56
1732 Walnut St	0.57mi	3/1.0 (+1)	920 (-10%)	1mo	$128,000	$139	51
1624 Naudain St	0.48mi	3/1.5 (+1)	1,140 (+12%)	1mo	$135,000	$118	50
1619 Naudain St	0.50mi	3/1.0 (+1)	1,148 (+12%)	3mo	$136,000	$118	48
1617 Naudain St	0.50mi	3/1.0 (+1)	1,148 (+12%)	4mo	$132,000	$115	48
525 S 16th St	0.52mi	3/1.0 (+1)	1,140 (+12%)	4mo	$64,000	$56	47
540 S 16th St	0.55mi	3/1.0 (+1)	1,136 (+11%)	4mo	$95,000	$84	47
1718 Miller St	0.69mi	3/1.0 (+1)	1,116 (+9%)	4mo	$71,000	$64	44

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: -11.0%
• Equity multiple: 0.59×
• Total profit: $-15,419
• Equity at exit: $20,263

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $627
• Equity at exit: $11,750

Cash invested: $38,052 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$713
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $74

Break-even live

Break-even rent $1,189

Max offer price $135,900

Occupancy floor 89%

Sensitivity live

Price	-10% $151	-5% $112	+0% $74	+5% $36	+10% $-3
Rent	-10% $-27	-5% $23	+0% $74	+5% $125	+10% $175
Rate	-1.0pp $142	-0.5pp $109	base $74	+0.5pp $39	+1.0pp $3

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	44d	1	0.10mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	44d	1	0.23mi
19 S 19th St Unit 1 Harrisburg, PA	1.0	1.0	718	$895	$1.25	44d	1	0.26mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	44d	1	0.47mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.47mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	22d	1	0.48mi
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	44d	1	0.50mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	22d	1	0.57mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	44d	1	0.57mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	24d	1	0.59mi
1936 Walnut St Harrisburg, PA	1.0	1.0	899	$850	$0.95	44d	1	0.60mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	44d	1	0.66mi
1728 Paxton St Harrisburg, PA	3.0	1.5	1320	$1,295	$0.98	14d	1	0.68mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.75mi
54 S 25th St Unit A Harrisburg, PA	1.0	1.0	900	$825	$0.92	24d	1	0.77mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	0.81mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,065	$1.18	44d	1	0.82mi
916 May St Harrisburg, PA	2.0	1.5	810	$1,250	$1.54	14d	1	0.94mi
3106 Hoffer St Unit 3106 Penbrook, PA	2.0	1.0	900	$1,675	$1.86	14d	1	1.03mi
2711 Walnut St Unit 1 Penbrook, PA	1.0	1.0	700	$1,099	$1.57	24d	1	1.13mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,588	$1.67	14d	14	1.18mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$1,593	$1.11	44d	1	1.19mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,050	$1.43	14d	10	1.19mi
319 Market St Harrisburg, PA	2.0	1.5	990	$1,135	$1.15	44d	1	1.24mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	1.25mi
209 Walnut St Harrisburg, PA	1.0	1.0	800	$1,199	$1.50	14d	1	1.39mi
210 Walnut St Unit 206 Harrisburg, PA	2.0	1.0	1007	$1,695	$1.68	14d	1	1.41mi
223 Pine St Apt 1A Harrisburg, PA	1.0	1.0	700	$1,095	$1.56	22d	1	1.44mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	1.47mi
130 Locust St Unit 6 Harrisburg, PA	1.0	1.0	725	$1,295	$1.79	24d	1	1.48mi
231 State St Unit 1805 Harrisburg, PA	1.0	1.0	713	$1,600	$2.24	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $135,900 Active 16 DOM
2. 2026-06-17
   days on market $135,900 Active 15 DOM
3. 2026-06-16
   days on market $135,900 Active 14 DOM
4. 2026-06-15
   days on market $135,900 Active 13 DOM
5. 2026-06-14
   days on market $135,900 Active 11 DOM
6. 2026-06-13
   days on market $135,900 Active 10 DOM
7. 2026-06-10
   days on market $135,900 Active 8 DOM
8. 2026-06-09
   days on market $135,900 Active 7 DOM
9. 2026-06-08
   days on market $135,900 Active 6 DOM
10. 2026-06-07
    days on market $135,900 Active 5 DOM
11. 2026-06-03
    pricestatusdays on marketlisting id $135,900 Active 1 DOM
12. 2026-05-10
    historical
13. 2026-03-20
    price $129,995
14. 2026-03-11
    listed $134,995 Active
15. 2024-02-07
    soldstatus $127,000
16. 2024-02-06
    soldstatus $127,000 Closed 416-char remark

    Show marketing remark (416 chars)

    Check out this end unit townhome with solid updates. Move right in with no hassles. Many updates and upgrades. Energy efficient gas and steam heat. New kitchen with quartz countertops and an open layout will make this feel like home. Close to transportation, shopping and dining. Updated flooring and paint throughout, ready to move in! This could be a great addition to an investment portfolio or make it your own!

17. 2024-01-01
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Check out this end unit townhome with solid updates. Move right in with no hassles. Many updates and upgrades. Energy efficient gas and steam heat. New kitchen with quartz countertops and an open layout will make this feel like home. Close to transportation, shopping and dining. Updated flooring and paint throughout, ready to move in! This could be a great addition to an investment portfolio or make it your own!

18. 2023-12-04
    price $133,000 416-char remark

    Show marketing remark (416 chars)

    Check out this end unit townhome with solid updates. Move right in with no hassles. Many updates and upgrades. Energy efficient gas and steam heat. New kitchen with quartz countertops and an open layout will make this feel like home. Close to transportation, shopping and dining. Updated flooring and paint throughout, ready to move in! This could be a great addition to an investment portfolio or make it your own!

19. 2023-10-30
    listed $135,000 Active 416-char remark

    Show marketing remark (416 chars)

    Check out this end unit townhome with solid updates. Move right in with no hassles. Many updates and upgrades. Energy efficient gas and steam heat. New kitchen with quartz countertops and an open layout will make this feel like home. Close to transportation, shopping and dining. Updated flooring and paint throughout, ready to move in! This could be a great addition to an investment portfolio or make it your own!

20. 2023-07-19
    soldstatus $65,000
21. 2014-04-17
    soldstatus $51,000
22. 2014-04-16
    soldstatus $51,000
23. 2014-02-28
    historical
24. 2014-01-18
    listed $55,000
25. 2013-10-16
    listed $58,900
26. 1996-04-30
    soldstatus $40,000
27. 1995-07-14
    soldstatus $19,100

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,094 · $174/mo
• Expected delta: +$54/yr (+$4/mo · 2.6%)

ⓘ 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 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: $15,392
• − Mortgage interest: −$7,613
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,953
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,213/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

+611.5% since first listed

17 events — show timeline

• 2026-06-02 Listed $135,900 BRIGHT MLS
• 2026-05-10 Listing Removed — BRIGHT MLS
• 2026-03-20 Price Changed $129,995 BRIGHT MLS
• 2026-03-11 Listed $134,995 BRIGHT MLS
• 2024-02-07 Sold (Public Records) $127,000 Public Records
• 2024-02-06 Sold (MLS) $127,000 BRIGHT MLS
• 2024-01-01 Pending — BRIGHT MLS
• 2023-12-04 Price Changed $133,000 BRIGHT MLS
• 2023-10-30 Listed $135,000 BRIGHT MLS
• 2023-07-19 Sold (Public Records) $65,000 Public Records
• 2014-04-17 Sold (Public Records) $51,000 Public Records
• 2014-04-16 Sold (MLS) $51,000 BRIGHT MLS
• 2014-02-28 Listing Removed — BRIGHT MLS
• 2014-01-18 Listed $55,000 BRIGHT MLS
• 2013-10-16 Listed $58,900 BRIGHT MLS
• 1996-04-30 Sold (Public Records) $40,000 Public Records
• 1995-07-14 Sold (Public Records) $19,100 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,040 · +1.6% YoY. Source: county tax records.