313 E Main St · Middletown, PA 17057

$155,000

2 bd · 1.0 ba · 1,484 sqft · Townhouse public records · 10 Days on market

Built 1900 2,614 sqft lot Est $190k · 18% under

---

Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Opportunity awaits! Put your own finishing touches on this great home! Middletown charm just outside your front door. Just a short walk to some great restaurants and shopping!

Key facts

• Spacious kitchen
• Dining area
• Large living room

Tags

• SPACIOUS KITCHEN
• NEW COUNTERTOPS
• NEW APPLIANCES
• LARGE LIVING ROOM
• DINING AREA
• FIRST-FLOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Owned fee simple; Above-grade finished area reported by assessor; Living area source: Assessor

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached structure; Frame construction
• Construction: Frame construction; Other foundation
• Exterior features: Not in a federal flood zone; Other above- and below-grade structures

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Two or more access exits; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.0% vs local median 3.1% in Middletown — 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 80/100 on livability (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $189,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E High St	0.08mi	3/2.0 (+1)	1,514 (+2%)	13mo	$199,000	$131	74
501 Vine St	0.11mi	3/2.0 (+1)	1,304 (-12%)	1mo	$221,000	$169	64
234 E Emaus St	0.51mi	3/1.0 (+1)	1,386 (-7%)	2mo	$90,000	$65	59
215 E Emaus St	0.48mi	3/1.0 (+1)	1,560 (+5%)	9mo	$199,000	$128	56
324 Vine St	0.09mi	3/2.0 (+1)	1,683 (+13%)	11mo	$189,900	$113	55
255 N Spring St	0.42mi	2/2.0	1,282 (-14%)	6mo	$190,000	$148	49
154 N Catherine St	0.49mi	3/1.5 (+1)	1,617 (+9%)	11mo	$179,780	$111	46
213 E Emaus St	0.48mi	3/1.5 (+1)	1,614 (+9%)	14mo	$195,000	$121	44
21 Girard Ave	0.36mi	3/1.5 (+1)	1,280 (-14%)	11mo	$140,000	$109	44
3 S Pine St	0.53mi	3/1.5 (+1)	1,328 (-10%)	10mo	$170,000	$128	42
106 Magnolia Dr	0.70mi	3/2.5 (+1)	1,539 (+4%)	15mo	$316,310	$206	38
7 Creekview Dr	0.75mi	3/2.5 (+1)	1,648 (+11%)	11mo	$265,500	$161	26

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-13,634
• Equity at exit: $23,111

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,270
• Equity at exit: $13,402

Cash invested: $43,400 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$813
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $216

Break-even live

Break-even rent $1,378

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 E Main St Apt 4 Middletown, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.24mi
5001 Walden WAY Middletown, PA	3.0	2.5	1638	$2,800	$1.71	13d	9	0.31mi
1900 Pineford Dr Middletown, PA	1.0–3.0	1.0–2.5	1020	$1,408	$1.38	13d	1	0.47mi
112 Nissley St Unit 2 Middletown, PA	2.0	2.0	1266	$1,350	$1.07	23d	1	0.51mi
144 Wilson St Middletown, PA	3.0	1.0	1120	$1,495	$1.33	23d	1	0.66mi
125 Market St Middletown, PA	3.0	1.5	1825	$2,200	$1.21	14d	1	0.76mi
105 Woodland Ave Middletown, PA	1.0–2.0	1.0–2.0	996	$1,714	$1.72	14d	9	0.84mi

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 10 DOM
2. 2026-06-17
   days on market $155,000 Active 9 DOM
3. 2026-06-16
   days on market $155,000 Active 8 DOM
4. 2026-06-15
   days on market $155,000 Active 7 DOM
5. 2026-06-14
   statusdays on market $155,000 Active 5 DOM
6. 2026-05-21
   listed $155,000 Active
7. 2024-06-12
   historical $1,345
8. 2024-05-19
   listed $1,345
9. 2021-09-30
   soldstatus $85,000
10. 2021-09-24
    soldstatus $85,000 Closed 185-char remark

    Show marketing remark (185 chars)

    Fantastic Opportunity awaits! Put your own finishing touches on this great home! Middletown charm just outside your front door. Just a short walk to some great restaurants and shopping!

11. 2021-09-07
    status Pending 185-char remark

    Show marketing remark (185 chars)

    Fantastic Opportunity awaits! Put your own finishing touches on this great home! Middletown charm just outside your front door. Just a short walk to some great restaurants and shopping!

12. 2021-08-26
    price $94,900 185-char remark

    Show marketing remark (185 chars)

    Fantastic Opportunity awaits! Put your own finishing touches on this great home! Middletown charm just outside your front door. Just a short walk to some great restaurants and shopping!

13. 2021-08-06
    listed $99,900 Active 185-char remark

    Show marketing remark (185 chars)

    Fantastic Opportunity awaits! Put your own finishing touches on this great home! Middletown charm just outside your front door. Just a short walk to some great restaurants and shopping!

14. 2021-06-09
    soldstatus $75,000
15. 2013-01-22
    soldstatus $17,500 267-char remark

    Show marketing remark (267 chars)

    Semi-detached home in Middletown with 2 BRs on 2nd flr and 3rd BR in finished attic. Includes Large Kitchen with access to laundry room, front porch, nice back yard and off street parking. Fannie Mae HomePath Property. Purchase this property for as little as 3% down!

16. 2012-07-09
    listed $28,500 267-char remark

    Show marketing remark (267 chars)

    Semi-detached home in Middletown with 2 BRs on 2nd flr and 3rd BR in finished attic. Includes Large Kitchen with access to laundry room, front porch, nice back yard and off street parking. Fannie Mae HomePath Property. Purchase this property for as little as 3% down!

17. 2007-11-14
    soldstatus $45,900
18. 2007-10-26
    soldstatus $54,900
19. 2007-09-22
    historical
20. 2007-04-16
    listed $45,900

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,817
• − Mortgage interest: −$8,682
• − Property taxes: −$2,531
• − Insurance: −$775
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,509
• Taxable income: $149
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,560/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, PA
• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+237.7% since first listed

15 events — show timeline

• 2026-05-21 Listed $155,000 BRIGHT MLS
• 2024-06-12 Rental Removed $1,345 BUILDIUM
• 2024-05-19 Listed for Rent $1,345 BUILDIUM
• 2021-09-30 Sold (Public Records) $85,000 Public Records
• 2021-09-24 Sold (MLS) $85,000 BRIGHT MLS
• 2021-09-07 Pending — BRIGHT MLS
• 2021-08-26 Price Changed $94,900 BRIGHT MLS
• 2021-08-06 Listed $99,900 BRIGHT MLS
• 2021-06-09 Sold (Public Records) $75,000 Public Records
• 2013-01-22 Sold (MLS) $17,500 BRIGHT MLS
• 2012-07-09 Listed $28,500 BRIGHT MLS
• 2007-11-14 Sold (Public Records) $45,900 Public Records
• 2007-10-26 Sold (MLS) $54,900 BRIGHT MLS
• 2007-09-22 Listing Removed — BRIGHT MLS
• 2007-04-16 Listed $45,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,531 · +4.0% YoY. Source: county tax records.