619 Geary St · Harrisburg, PA 17110

$134,900

5 bd · 1.0 ba · 1,512 sqft · Townhouse public records · 48 Days on market

Built 1910 871 sqft lot Est $147k · 8% 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 +30.0/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Add this income producing, tenant occupied rental to your portfolio today! 5 bedrooms, 1 bath ready for a new owner! Tenant pays 750 rent

Key facts

• Built 1910
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 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 (+1.6%/yr); 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.
• Current owner paid $18k; list at $135k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1910 — 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. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $146,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Geary St	0.00mi	4/1.0 (-1)	1,372 (-9%)	1mo	$130,000	$95	79
2414 Reel St	0.30mi	4/1.5 (-1)	1,522 (+1%)	3mo	$168,500	$111	76
2660 Jefferson St	0.06mi	4/1.5 (-1)	1,391 (-8%)	5mo	$135,500	$97	73
626 Geary St	0.03mi	4/2.0 (-1)	1,668 (+10%)	2mo	$80,000	$48	71
2639 N 6th St	0.02mi	4/1.5 (-1)	1,680 (+11%)	5mo	$145,000	$86	70
625 Oxford St	0.23mi	4/1.0 (-1)	1,332 (-12%)	1mo	$94,000	$71	64
542 Seneca St	0.30mi	5/1.5	1,722 (+14%)	2mo	$170,000	$99	59
3211 N 4th St	0.66mi	4/1.0 (-1)	1,470 (-3%)	1mo	$185,000	$126	59
3227 N 4th St	0.69mi	4/1.5 (-1)	1,530 (+1%)	3mo	$144,000	$94	56
2152 Penn St	0.73mi	5/1.0	1,596 (+6%)	4mo	$105,000	$66	53
3007 N 3rd St	0.53mi	4/1.5 (-1)	1,654 (+9%)	5mo	$205,000	$124	49
2119 Green St	0.73mi	4/2.0 (-1)	1,600 (+6%)	2mo	$176,000	$110	46

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $11,795
• Equity at exit: $20,114

10-year hold

• IRR: 16.1%
• Equity multiple: 2.23×
• Total profit: $46,475
• Equity at exit: $11,664

Cash invested: $37,772 (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 17110

• Rents YoY: 1.6%
• Active inventory: 173
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$707
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $570

Break-even live

Break-even rent $1,113

Max offer price $134,900

Occupancy floor 64%

Sensitivity live

Price	-10% $646	-5% $608	+0% $570	+5% $532	+10% $494
Rent	-10% $425	-5% $497	+0% $570	+5% $642	+10% $715
Rate	-1.0pp $638	-0.5pp $604	base $570	+0.5pp $535	+1.0pp $499

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	15d	1	0.06mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	15d	1	0.10mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	44d	1	0.16mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	44d	1	0.34mi
652 Emerald St Harrisburg, PA	5.0	1.0	1550	$1,740	$1.12	44d	1	0.43mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	44d	1	0.68mi
3216 Green St Harrisburg, PA	4.0	2.0	1550	$2,200	$1.42	15d	1	0.73mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	44d	1	0.74mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	44d	1	0.83mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	0.99mi

Listing history 25 events

1. 2026-04-09
   status Pending
2. 2026-03-25
   price $134,900
3. 2026-02-21
   listed $139,900 Active
4. 2026-02-18
   historical $139,900
5. 2019-12-13
   historical
6. 2019-11-04
   status Active
7. 2019-10-22
   status Pending
8. 2019-10-08
   listed $20,000 Active
9. 2019-03-25
   soldstatus $17,500 Closed 153-char remark

   Show marketing remark (153 chars)

   Investor Alert! Add this income producing, tenant occupied rental to your portfolio today! 5 bedrooms, 1 bath ready for a new owner! Tenant pays 750 rent

10. 2019-03-12
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Investor Alert! Add this income producing, tenant occupied rental to your portfolio today! 5 bedrooms, 1 bath ready for a new owner! Tenant pays 750 rent

11. 2019-01-13
    listed $21,000 Active 153-char remark

    Show marketing remark (153 chars)

    Investor Alert! Add this income producing, tenant occupied rental to your portfolio today! 5 bedrooms, 1 bath ready for a new owner! Tenant pays 750 rent

12. 2018-04-17
    soldstatus $13,000
13. 2018-04-03
    historical
14. 2018-03-08
    listed $21,900
15. 2017-08-25
    soldstatus $13,000
16. 2017-06-06
    historical
17. 2016-12-13
    listed $16,000
18. 2015-10-29
    soldstatus $6,000
19. 2015-10-09
    historical
20. 2013-08-08
    listed $10,000
21. 2008-06-13
    soldstatus $38,000
22. 2008-05-13
    historical
23. 2008-04-08
    listed $44,900
24. 2007-01-30
    soldstatus $16,500
25. 2006-11-28
    listed $18,900

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: +$370/yr (+$31/mo · 26.6%)

ⓘ 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 ≥101°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: $22,018
• − Mortgage interest: −$7,556
• − Property taxes: −$1,391
• − Insurance: −$674
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$3,924
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $5,651/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): 27,364
• Household income: $80,699
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1037.0

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 0.66)
• Race & ethnicity: White 47% Black 32% Hispanic / Latino 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, India, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -144.07%
• Current HPI: 257.826
• Rent YoY: ▲ 1.55%
• 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

+613.8% since first listed

25 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $134,900 BRIGHT MLS
• 2026-02-21 Listed $139,900 BRIGHT MLS
• 2026-02-18 Coming Soon $139,900 BRIGHT MLS
• 2019-12-13 Listing Removed — BRIGHT MLS
• 2019-11-04 Relisted — BRIGHT MLS
• 2019-10-22 Pending — BRIGHT MLS
• 2019-10-08 Listed $20,000 BRIGHT MLS
• 2019-03-25 Sold (MLS) $17,500 BRIGHT MLS
• 2019-03-12 Pending — BRIGHT MLS
• 2019-01-13 Listed $21,000 BRIGHT MLS
• 2018-04-17 Sold (MLS) $13,000 BRIGHT MLS
• 2018-04-03 Listing Removed — BRIGHT MLS
• 2018-03-08 Listed $21,900 BRIGHT MLS
• 2017-08-25 Sold (MLS) $13,000 BRIGHT MLS
• 2017-06-06 Listing Removed — BRIGHT MLS
• 2016-12-13 Listed $16,000 BRIGHT MLS
• 2015-10-29 Sold (MLS) $6,000 BRIGHT MLS
• 2015-10-09 Listing Removed — BRIGHT MLS
• 2013-08-08 Listed $10,000 BRIGHT MLS
• 2008-06-13 Sold (MLS) $38,000 BRIGHT MLS
• 2008-05-13 Listing Removed — BRIGHT MLS
• 2008-04-08 Listed $44,900 BRIGHT MLS
• 2007-01-30 Sold (MLS) $16,500 BRIGHT MLS
• 2006-11-28 Listed $18,900 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $1,391 · +1.6% YoY. Source: county tax records.