202 Wood St · Camp Hill, PA 17011

$199,900

3 bd · 2.0 ba · 1,765 sqft · SingleFamily public records

Built 1956 7,405 sqft lot Est $330k · 39% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +5.2/10.0
• Livability +4.7/5.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity for an investor or a buyer with contracting experience to gain instant sweat equity. This home has an amazing floor plan with vaulted ceilings and a spacious kitchen. The homes contain 3 nicely sized bedrooms and 1 full and 2 half baths. There is enough room in the half bath in the lower level to convert it to a full bathroom. The lower level has a charming family room with a wood stove as well as an office or 4th bedroom. Just some TLC, and you have a great home.

Key facts

• 7,405 sq ft lot
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.3% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.9% in Camp Hill — 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 93/100 on livability (#5 in PA, #14 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• Camp Hill SD (suburban): math 49% / reading 70% proficiency, ranked #69 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Camp Hill Shs (math 67%, 416 students, 14% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1956 — 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 $177,647 (11.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $330,055
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Wood St	0.00mi	3/2.0	1,765 (0%)	0mo	$199,900	$113	100
403 Penn Ayr Rd	0.20mi	3/2.0	1,717 (-3%)	2mo	$350,000	$204	85
3417 Walnut St	0.20mi	3/1.0	1,713 (-3%)	2mo	$315,000	$184	80
5 Round Hill Rd	0.18mi	3/1.5	1,665 (-6%)	2mo	$310,000	$186	78
514 Susan Rd	0.36mi	3/2.0	1,730 (-2%)	6mo	$285,000	$165	75
3407 Logan St	0.10mi	4/2.0 (+1)	1,930 (+9%)	1mo	$407,000	$211	73
3468 Green St	0.36mi	3/2.0	1,869 (+6%)	4mo	$279,900	$150	70
3425 Logan St	0.04mi	4/2.5 (+1)	2,005 (+14%)	5mo	$375,000	$187	64
370 Beverly Rd	0.51mi	4/2.0 (+1)	1,931 (+9%)	1mo	$355,000	$184	54
3105 Harvard Ave	0.72mi	3/2.0	1,906 (+8%)	0mo	$450,000	$236	53
2702 Logan St	0.66mi	4/1.5 (+1)	1,801 (+2%)	8mo	$550,000	$305	52
165 S 32nd St	0.60mi	2/1.0 (-1)	1,520 (-14%)	5mo	$300,000	$197	36

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.39×
• Total profit: $-34,369
• Equity at exit: $29,806

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-13,837
• Equity at exit: $17,284

Cash invested: $55,972 (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 17011

• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$427 /mo · $5,125/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-126

Break-even live

Break-even rent $1,973

Max offer price $177,647

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 November Dr Camp Hill, PA	1.0–3.0	1.0–2.0	1076	$1,745	$1.62	14d	32	0.75mi
20 House Ave Camp Hill, PA	2.0	2.0	1243	$1,720	$1.38	14d	2	1.48mi

Listing history 2 events

1. 2026-05-21
   listed $199,900
2. 2026-05-21
   historical

ⓘ 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: $5,125 · $427/mo
• Projected year-2 tax: $5,125 · $427/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 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,763
• − Mortgage interest: −$11,198
• − Property taxes: −$5,125
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,815
• Taxable loss: −$4,857
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $-346/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: Camp Hill SD
• NCES district ID: 4204860
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 70% ▼ -14.00%
• Median HH income: $66,472
• Composite: 52.15/100
• National rank: #1614
• State rank: #69 of 539 in PA

Livability — Camp Hill

• Score: 93/100
• State rank: #5
• US rank: #14

Category grades

Amenities C Commute A- Cost of living A Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camp Hill, PA
• County: Cumberland County · 257,673 people
• City population: 39,664
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 39,664
• Household income: $92,556
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 858.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

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: ▼ -232.65%
• Current HPI: 254.4755
• Rent YoY: ▲ 6.14%
• 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

2 events — show timeline

• 2026-05-21 Listing Removed — BRIGHT MLS
• 2026-05-21 Listed $199,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $5,125 · +3.0% YoY. Source: county tax records.