326 Bosler Ave · Lemoyne, PA 17043

$389,899

5 bd · 2.5 ba · 2,894 sqft · MultiFamily public records · 128 Days on market

Built 1850 10,454 sqft lot $135/sqft · 19% above area Est $327k · 19% over

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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).

• Cash flow +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

Key facts

• 0.24 acre lot
• 6 parking spots
• Built 1850

What this means for you Summary

Snapshot

• This is a 1×4bd/1.8ba + 1×3bd/1ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#60 in PA, #413 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D+.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• At $3,944/mo this rent would consume 77% of the median local household income ($61k/yr) (locally 444% 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 $3k of loan paydown is wiped out by about $12k 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 128 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $390k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — 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 $343,111 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $326,552
• List price: $389,899
• Delta: 19.40%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S 3rd St	0.11mi	5/3.0	2,631 (-9%)	14mo	$350,000	$133	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-24,148
• Equity at exit: $58,135

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $29,069
• Equity at exit: $33,711

Cash invested: $109,172 (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 17043

• Home prices YoY: -27.0%
• Active inventory: 28
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,944 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$295 /mo · $3,538/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$828
• Net cashflow: $614

Break-even live

Break-even rent $3,167

Max offer price $389,899

Occupancy floor 79%

Sensitivity live

Price	-10% $834	-5% $724	+0% $614	+5% $503	+10% $393
Rent	-10% $302	-5% $458	+0% $614	+5% $770	+10% $925
Rate	-1.0pp $810	-0.5pp $713	base $614	+0.5pp $513	+1.0pp $410

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

Units	Beds	Baths	Est. rent
1× unit	4	1.8	$2,148
1× unit	3	1	$1,795
Total (2 units)			$3,944

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	15d	10	1.28mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	45d	1	1.28mi
332 Deerfield Rd Camp Hill, PA	4.0	2.5	2043	$2,500	$1.22	45d	1	1.43mi

Listing history 15 events

1. 2026-04-27
   price $389,899 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

2. 2026-04-13
   status Active 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

3. 2026-04-04
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

4. 2026-03-24
   price $389,900 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

5. 2026-02-23
   price $399,900 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

6. 2026-02-19
   status Active 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

7. 2026-02-06
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

8. 2026-02-06
   price $399,999 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

9. 2026-01-23
   price $399,900 699-char remark

   Show marketing remark (699 chars)

   Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

10. 2025-12-29
    price $404,900 699-char remark

    Show marketing remark (699 chars)

    Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

11. 2025-12-24
    listed $424,900 Active 699-char remark

    Show marketing remark (699 chars)

    Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

12. 2025-12-22
    historical $424,900 699-char remark

    Show marketing remark (699 chars)

    Available for sale is a duplex in Lemoyne Borough plus seven 10'x20' storage garages. The duplex features a 4-bedroom 2 full bath unit and a 3-bedroom 1 bath unit. The 3-bedroom unit is occupied month to month and has hardwood floors throughout, natural gas furnace, central air, and a new water heater. The 4-bedroom unit is vacant and has hardwood floors throughout, NEW natural gas furnace and central air. Both units have washer and dryer, off-street parking and backyard space. 2 of the 7 garages are currently leased. Perfect for the investor who wants to add another rental to their portfolio or for a buyer who wants to live in one side and rent the other. Lease the garages for more income.

13. 2015-05-22
    soldstatus $205,000
14. 2006-05-05
    soldstatus $168,100
15. 1980-10-01
    soldstatus $49,000

ⓘ 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: $3,538 · $295/mo
• Projected year-2 tax: $4,849 · $404/mo
• Expected delta: +$1,311/yr (+$109/mo · 37.0%)

ⓘ 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 6/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,328
• − Mortgage interest: −$21,840
• − Property taxes: −$3,538
• − Insurance: −$1,949
• − Repairs & maintenance: −$3,786
• − Management: −$3,786
• − Depreciation: −$11,343
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $7,105/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Lemoyne

• Score: 86/100
• State rank: #60
• US rank: #413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lemoyne, PA
• County: Cumberland County · 257,673 people
• City population: 5,852
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 5,852
• Household income: $61,173
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 444.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 4% Asian 2%
• Common ancestry: Polish 3% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Other Indo-European 1% German/W. Germanic 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: ▼ -84.77%
• Current HPI: 229.3436
• Rent YoY: —
• 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

+695.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $389,899 BRIGHT MLS
• 2026-04-13 Relisted — BRIGHT MLS
• 2026-04-04 Pending — BRIGHT MLS
• 2026-03-24 Price Changed $389,900 BRIGHT MLS
• 2026-02-23 Price Changed $399,900 BRIGHT MLS
• 2026-02-19 Relisted — BRIGHT MLS
• 2026-02-06 Pending — BRIGHT MLS
• 2026-02-06 Price Changed $399,999 BRIGHT MLS
• 2026-01-23 Price Changed $399,900 BRIGHT MLS
• 2025-12-29 Price Changed $404,900 BRIGHT MLS
• 2025-12-24 Listed $424,900 BRIGHT MLS
• 2025-12-22 Coming Soon $424,900 BRIGHT MLS
• 2015-05-22 Sold (Public Records) $205,000 Public Records
• 2006-05-05 Sold (Public Records) $168,100 Public Records
• 1980-10-01 Sold (Public Records) $49,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $3,538 · +2.2% YoY. Source: county tax records.