215 Briggs St · Harrisburg, PA 17102

$190,000

4 bd · 2.0 ba · 2,166 sqft · MultiFamily public records · 130 Days on market

Built 1880 871 sqft lot $88/sqft · 37% below area Est $246k · 23% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

Key facts

• Brick foundation
• Backyard space
• Exquisite view

Tags

• BRICK FOUNDATION
• RAISED PANEL FRONT DOOR
• BACKYARD SPACE
• EXQUISITE VIEW

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×3bd/2ba units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive. Per door: $404/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.3%/yr); 60 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $2,794/mo this rent would consume 61% of the median local household income ($55k/yr) (locally 720% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.47%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $245,794
• List price: $190,000
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 North St	0.05mi	4/—	2,400 (+11%)	2mo	$329,900	$137	78
220 Reily St	0.48mi	5/2.0 (+1)	2,136 (-1%)	6mo	$265,000	$124	65
3112 & 3112 1/2 N 3rd St	0.46mi	4/—	2,240 (+3%)	10mo	$247,000	$110	65
109 Boas St	0.14mi	3/— (-1)	1,944 (-10%)	8mo	$180,000	$93	65
270 Calder St	0.42mi	5/2.0 (+1)	1,998 (-8%)	1mo	$282,000	$141	62
1608 N 3rd St	0.60mi	4/—	2,336 (+8%)	5mo	$195,000	$83	55
260 Verbeke St	0.33mi	5/4.0 (+1)	2,388 (+10%)	0mo	$410,000	$172	54
222 Harris St	0.58mi	4/—	1,968 (-9%)	7mo	$235,000	$119	52

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.46×
• Total profit: $24,413
• Equity at exit: $28,330

10-year hold

• IRR: 21.5%
• Equity multiple: 2.94×
• Total profit: $103,347
• Equity at exit: $16,428

Cash invested: $53,200 (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 17102

• Home prices YoY: -3.9%
• Rents YoY: 4.3%
• Active inventory: 60
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$996
• Tax from tax record: −$269 /mo · $3,224/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $808

Break-even live

Break-even rent $1,772

Max offer price $190,000

Occupancy floor 66%

Sensitivity live

Price	-10% $915	-5% $861	+0% $808	+5% $754	+10% $700
Rent	-10% $587	-5% $697	+0% $808	+5% $918	+10% $1,028
Rate	-1.0pp $903	-0.5pp $856	base $808	+0.5pp $758	+1.0pp $708

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,319
1× unit	3	2	$1,475
Total (2 units)			$2,794

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	24d	1	0.09mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	45d	1	0.25mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	24d	1	0.37mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	15d	10	0.61mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	45d	1	0.61mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	45d	1	0.77mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	24d	1	0.77mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	0.83mi
52 Balm St Harrisburg, PA	3.0	1.0	1950	$1,495	$0.77	22d	1	0.84mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	45d	1	0.87mi
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	45d	1	0.99mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	45d	1	1.00mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	45d	1	1.02mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	45d	1	1.06mi
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	15d	1	1.06mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	45d	1	1.15mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	24d	1	1.18mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	45d	1	1.20mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	15d	1	1.22mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	22d	1	1.23mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	45d	1	1.23mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	15d	1	1.23mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	22d	1	1.24mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	24d	1	1.26mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	15d	1	1.28mi
652 Emerald St Harrisburg, PA	5.0	1.0	1550	$1,740	$1.12	45d	1	1.34mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	1.37mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	45d	1	1.43mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $190,000 Pending 130 DOM
2. 2026-06-03
   days on market $190,000 Active 129 DOM
3. 2026-06-02
   days on market $190,000 Active 128 DOM
4. 2026-06-01
   days on market $190,000 Active 127 DOM
5. 2026-05-31
   days on market $190,000 Active 126 DOM
6. 2026-05-31
   days on market $190,000 Active 125 DOM
7. 2026-04-20
   status Active 623-char remark

   Show marketing remark (623 chars)

   Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

8. 2026-04-05
   price $200,000 623-char remark

   Show marketing remark (623 chars)

   Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

9. 2026-01-19
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

10. 2026-01-19
    historical 623-char remark

    Show marketing remark (623 chars)

    Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

11. 2025-10-26
    listed $230,000 Active 623-char remark

    Show marketing remark (623 chars)

    Investor alert! This traditional 2 unit is now available in the heart of The Historic District in Harrisburg! Units are divided by first floor and second floor. The front façade with its brick foundation and raised panel front door, will be sure to draw you into the traditional feel of this home. The first-floor is a one bedroom, one bath unit. The second floor encompasses 2 full bathroom and 3 ample-sized bedrooms accented by an exquisite view of the backyard space. Close proximity to the Capitol, YMCA, great restaurants, and other Harrisburg hotspots. So many possibilities with this one - let's talk today!!

12. 2022-01-16
    historical
13. 2021-10-16
    listed $242,000 Active
14. 2020-07-24
    soldstatus $215,000 Closed
15. 2020-07-22
    soldstatus $215,000
16. 2020-05-21
    status Pending
17. 2020-05-15
    historical
18. 2020-05-14
    price $215,000
19. 2020-05-04
    soldstatus $108,000
20. 2020-04-20
    price $129,000
21. 2020-03-15
    listed $139,900 Active
22. 2005-11-29
    soldstatus $145,900
23. 2005-11-23
    soldstatus $149,900
24. 2005-10-23
    historical
25. 2005-10-07
    listed $149,900
26. 1992-07-14
    soldstatus $30,000

ⓘ 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: $3,224 · $269/mo
• Projected year-2 tax: $3,224 · $269/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $33,528
• − Mortgage interest: −$10,643
• − Property taxes: −$3,224
• − Insurance: −$1,616
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$5,527
• Taxable income: $7,153
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $7,974/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): 8,118
• Household income: $54,573
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 720.0

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 0.62)
• Race & ethnicity: White 54% Black 25% Hispanic / Latino 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 9% Arabic 1% Other Asian/Pacific 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: ▼ -18.43%
• Current HPI: 451.4739
• Rent YoY: ▲ 4.29%
• 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

+566.7% since first listed

20 events — show timeline

• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-05 Price Changed $200,000 BRIGHT MLS
• 2026-01-19 Pending — BRIGHT MLS
• 2026-01-19 Listing Removed — BRIGHT MLS
• 2025-10-26 Listed $230,000 BRIGHT MLS
• 2022-01-16 Listing Removed — BRIGHT MLS
• 2021-10-16 Listed $242,000 BRIGHT MLS
• 2020-07-24 Sold (MLS) $215,000 BRIGHT MLS
• 2020-07-22 Sold (Public Records) $215,000 Public Records
• 2020-05-21 Pending — BRIGHT MLS
• 2020-05-15 Listing Removed — BRIGHT MLS
• 2020-05-14 Price Changed $215,000 BRIGHT MLS
• 2020-05-04 Sold (Public Records) $108,000 Public Records
• 2020-04-20 Price Changed $129,000 BRIGHT MLS
• 2020-03-15 Listed $139,900 BRIGHT MLS
• 2005-11-29 Sold (Public Records) $145,900 Public Records
• 2005-11-23 Sold (MLS) $149,900 BRIGHT MLS
• 2005-10-23 Listing Removed — BRIGHT MLS
• 2005-10-07 Listed $149,900 BRIGHT MLS
• 1992-07-14 Sold (Public Records) $30,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,224 · +1.6% YoY. Source: county tax records.