540 Moore St · Millersburg, PA 17061

$114,500

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 39 Days on market

Built 1925 3,485 sqft lot $86/sqft · 35% below area Est $177k · 35% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Handy Buyers or Investors. Three-bedroom single home located near schools, pool, and park. Vinyl siding, oil heat, 200 amp electric service. Property does need work. Bring your ideas and make this home your own. Seller Motivated!

Key facts

• Near schools
• Oil heat
• Near pool

Tags

• THREE BEDROOM SINGLE HOME
• VINYL SIDING
• OIL HEAT
• 200 AMP ELECTRIC SERVICE
• NEAR SCHOOLS
• NEAR POOL

Property features AI

Finance

• Other: Ownership is fee simple; Year built reported by assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Private sewer
• Home design: Detached structure; Above-grade finished area approximately 1,334 (assessor)
• Construction: Frame construction; Block and stone foundation; Above-grade and below-grade other structures
• Exterior features: Lot dimensions approximately 55 x 66 (estimated); Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat (oil-fired); Ductless / mini-split cooling (electric); Electric hot water
• Interior features: Full basement with both interior access and outside entrance; Living area per assessor
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#480 in PA, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Millersburg Area SD (town): math 36% / reading 51% proficiency, ranked #288 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Millersburg Area Shs (math 64%, 229 students, 42% FRL).
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($792 loan paydown + $1k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $114k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $176,739
• List price: $114,500
• Delta: -35.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Berrysburg Rd	0.29mi	3/1.0	1,394 (+4%)	19mo	$205,000	$147	63
795 State St	0.34mi	3/1.5	1,462 (+10%)	6mo	$196,000	$134	61
410 Chestnut St	0.40mi	2/1.0 (-1)	1,356 (+2%)	23mo	$134,900	$99	54
12 Midland Dr	0.73mi	3/2.0	1,320 (-1%)	12mo	$25,000	$19	50
8 Midland Dr	0.74mi	3/2.0	1,440 (+8%)	2mo	$18,000	$13	46
431 Berrysburg Rd	0.67mi	3/1.5	1,456 (+9%)	11mo	$300,000	$206	42
30 Midland Park Dr	0.73mi	3/2.0	1,248 (-6%)	17mo	$40,000	$32	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.52×
• Total profit: $16,537
• Equity at exit: $40,310

10-year hold

• IRR: 13.7%
• Equity multiple: 2.70×
• Total profit: $54,435
• Equity at exit: $54,526

Cash invested: $32,060 (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 17061

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $208

Break-even live

Break-even rent $999

Max offer price $114,500

Occupancy floor 79%

Sensitivity live

Price	-10% $273	-5% $240	+0% $208	+5% $175	+10% $143
Rent	-10% $108	-5% $158	+0% $208	+5% $258	+10% $307
Rate	-1.0pp $265	-0.5pp $237	base $208	+0.5pp $178	+1.0pp $148

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	24d	1	0.67mi
123 Natures Trl Millersburg, PA	2.0	3.0	1440	$1,625	$1.13	24d	1	0.99mi

Listing history 20 events

1. 2026-06-21
   days on market $114,500 Active 39 DOM
2. 2026-06-18
   days on market $114,500 Active 37 DOM
3. 2026-06-17
   days on market $114,500 Active 36 DOM
4. 2026-06-16
   remarks 229-char remark
5. 2026-06-16
   pricedays on market $114,500 Active 35 DOM
6. 2026-06-15
   days on market $125,000 Active 34 DOM
7. 2026-06-13
   days on market $125,000 Active 32 DOM
8. 2026-06-12
   days on market $125,000 Active 31 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-08
    days on market $125,000 Active 26 DOM
12. 2026-06-07
    days on market $125,000 Active 25 DOM
13. 2026-06-04
    days on market $125,000 Active 22 DOM
14. 2026-06-02
    days on market $125,000 Active 21 DOM
15. 2026-06-01
    days on market $125,000 Active 20 DOM
16. 2026-05-31
    days on market $125,000 Active 19 DOM
17. 2026-05-12
    listed $125,000 Active 211-char remark
18. 2005-05-06
    soldstatus $56,900
19. 1999-12-22
    soldstatus $48,000
20. 1988-03-28
    soldstatus $28,500

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$59/yr (+$5/mo · 3.5%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,142
• − Mortgage interest: −$6,414
• − Property taxes: −$1,692
• − Insurance: −$572
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,331
• Taxable income: $710
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,322/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: Millersburg Area SD
• NCES district ID: 4215360
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 51% ▼ -14.00%
• Median HH income: $50,625
• Composite: 37.4/100
• National rank: #4426
• State rank: #288 of 539 in PA

Livability — Millersburg

• Score: 74/100
• State rank: #480
• US rank: #4444

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

• Census place: Millersburg, PA
• Population (ZIP): 6,825

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Romanian 3% Polish 2% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 94% English-only · German/W. Germanic 4% 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: ▲ 1.20%
• Current HPI: 271.943
• Rent YoY: —
• Metro: —
• 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

+301.8% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $114,500 BRIGHT MLS
• 2026-05-12 Listed $125,000 BRIGHT MLS
• 2005-05-06 Sold (Public Records) $56,900 Public Records
• 1999-12-22 Sold (Public Records) $48,000 Public Records
• 1988-03-28 Sold (Public Records) $28,500 Public Records

Property tax history

+4.2%/yr

Latest (2026): $1,692 · +11.1% YoY. Source: county tax records.