104-106 W Green St · Mechanicsburg, PA 17055

$450,000

7 bd · 3.0 ba · 3,073 sqft · MultiFamily public records · 14 Days on market

Built 1920 4,792 sqft lot Est $387k · 16% 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Fully leased 3-unit investment property located in the heart of Mechanicsburg Borough. Tenants are responsible for all utilities, providing an efficient operating structure for ownership. This is an excellent opportunity to acquire a well-performing multifamily asset with stable rental income and add a strong investment to your portfolio. Submit your offer today, this opportunity will not last long.

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 14 days

Property features AI

Finance

• Financial info: Land assessed separately from improvements; Improvement assessed value noted; Taxes and assessment year available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached structure; Fee simple ownership
• Construction: Stick-built construction; Block foundation; 3 total units
• Exterior features: No tidal water on the property; Other structures noted above and below grade

Interior

• Bedrooms: One single-room unit; Two three-bedroom units
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric hot water
• Interior features: Assessor as source for living area and finished area measurements

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive. Per door: $181/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $442k (1.8% below list).
• Recommended offer: $442k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.7% in Mechanicsburg — 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 77/100 on livability (#372 in PA, #3,259 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Mechanicsburg Area SD (suburban): math 38% / reading 60% proficiency, ranked #175 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mechanicsburg Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,377 students, 33% FRL).
• Market conditions: Rents rising (+1.9%/yr); 287 active listings in the ZIP; solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• At $4,420/mo this rent would consume 54% of the median local household income ($99k/yr) (locally 888% 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 $14k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $245k; list at $450k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $442,000 (1.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $387,198
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 W Main St	0.40mi	6/3.0 (-1)	2,972 (-3%)	16mo	$375,000	$126	58

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-43,196
• Equity at exit: $67,096

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-12,737
• Equity at exit: $38,908

Cash invested: $126,000 (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 17055

• Rents YoY: 1.9%
• Active inventory: 287
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $4,420 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$401 /mo · $4,807/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $544

Break-even live

Break-even rent $3,732

Max offer price $450,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,419
Total (3 units)			$4,420

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $450,000 Active 14 DOM
2. 2026-06-17
   days on market $450,000 Active 13 DOM
3. 2026-06-16
   days on market $450,000 Active 12 DOM
4. 2026-06-15
   days on market $450,000 Active 11 DOM
5. 2026-06-14
   days on market $450,000 Active 9 DOM
6. 2026-06-10
   days on market $450,000 Active 6 DOM
7. 2026-06-09
   days on market $450,000 Active 5 DOM
8. 2026-06-08
   days on market $450,000 Active 4 DOM
9. 2026-06-07
   statusdays on market $450,000 Active 3 DOM
10. 2026-06-03
    remarks 402-char remark
11. 2026-06-03
    listed $450,000 Coming Soon 1 DOM

ⓘ 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: $4,807 · $401/mo
• Projected year-2 tax: $5,959 · $497/mo
• Expected delta: +$1,151/yr (+$96/mo · 24.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,040
• − Mortgage interest: −$25,207
• − Property taxes: −$4,807
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,243
• − Management: −$4,243
• − Depreciation: −$13,091
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $6,719/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: Mechanicsburg Area SD
• NCES district ID: 4215030
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 60% ▼ -12.00%
• Median HH income: $60,986
• Composite: 42.92/100
• National rank: #3118
• State rank: #175 of 539 in PA

Livability — Mechanicsburg

• Score: 77/100
• State rank: #372
• US rank: #3259

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: Mechanicsburg, PA
• County: Cumberland County · 257,673 people
• City population: 85,577
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 42,006
• Household income: $99,077
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 888.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 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: ▼ -202.92%
• Current HPI: 254.7596
• Rent YoY: ▲ 1.89%
• 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

+83.7% since first listed

2 events — show timeline

• 2026-06-02 Coming Soon $450,000 BRIGHT MLS
• 2023-06-28 Sold (Public Records) $245,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,807 · +3.1% YoY. Source: county tax records.