107-109 E Main St · Hummelstown, PA 17036

$340,000

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 28 Days on market

Built 1900 6,098 sqft lot Est $270k · 26% over

---

Why this score? — see what drove the F 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 +7.4/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient Hummelstown location. Duplex Features: Unit 1 = range, washer/dryer, window treatments, 3 bedrooms, 1 bath. Unit 2= 2 bedrooms, 1 bath, washer/dryer , rent @ $625. Two Car Garage for additional rent. Contract W/ Terminex

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: One vacant unit and one leased unit; Income includes apartment rentals
• Financial info: Property is fee simple; Month-to-month lease(s) present; Total actual rent reported

Exterior

• Parking: Detached garage (rear entry) with additional storage — 2 garage spaces; On-street parking; Alley access
• Utilities: Public water; Public sewer; Municipal trash service; 200+ amp electric service; Natural gas hot water
• Home design: Multi-unit property with 2 units; Estimated year built
• Construction: Aluminum siding and frame construction
• Exterior features: Sidewalks; Outbuilding(s); Above-grade other structures

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Heating & cooling: Hot water heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Unfinished basement with interior access; Estimated living area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (37.8% below list).
• Recommended offer: $211k (37.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#528 in PA, #4,888 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lower Dauphin Ms (math 28% / reading 53%, grade F, #248 of 512 statewide, top 50%, 883 students, 27% FRL); Lower Dauphin Hs (math 82%, 1,085 students, 22% FRL).
• Market conditions: Rents flat; 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $148k; list at $340k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $211,403 (37.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $269,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Division St	0.29mi	3/1.0	1,340 (-3%)	12mo	$230,000	$172	68
218 N Railroad St	0.61mi	3/2.0	1,463 (+6%)	3mo	$340,000	$232	59
32 N Duke St	0.62mi	3/1.5	1,384 (+0%)	19mo	$319,000	$230	53
285 Dogwood Dr	0.58mi	2/2.0 (-1)	1,474 (+7%)	6mo	$335,000	$227	51
1 Hickory Rd	0.60mi	3/1.5	1,263 (-8%)	13mo	$240,000	$190	45
30 N Walnut St	0.68mi	3/1.5	1,232 (-10%)	6mo	$237,000	$192	44
216 N Duke St	0.68mi	2/2.0 (-1)	1,248 (-9%)	9mo	$270,000	$216	40
229 W 2nd St	0.40mi	4/2.0 (+1)	1,551 (+13%)	18mo	$244,500	$158	40
422 N Duke St	0.65mi	4/1.5 (+1)	1,299 (-6%)	16mo	$255,000	$196	40
408 N Duke St	0.66mi	3/1.0	1,525 (+11%)	18mo	$283,000	$186	32
102 N Duke St	0.63mi	4/1.5 (+1)	1,554 (+13%)	14mo	$295,000	$190	31
533 W High St	0.75mi	3/1.0	1,512 (+10%)	20mo	$310,000	$205	28

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.07×
• Total profit: $-88,541
• Equity at exit: $50,695

10-year hold

• IRR: -38.5%
• Equity multiple: -0.41×
• Total profit: $-133,806
• Equity at exit: $29,397

Cash invested: $95,200 (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 17036

• Home prices YoY: -28.4%
• Rents YoY: 0.6%
• Active inventory: 106
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-443

Break-even live

Break-even rent $2,675

Max offer price $261,654

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-347	+0% $-443	+5% $-540	+10% $-636
Rent	-10% $-611	-5% $-527	+0% $-443	+5% $-360	+10% $-276
Rate	-1.0pp $-272	-0.5pp $-357	base $-443	+0.5pp $-532	+1.0pp $-621

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E 2nd St Hummelstown, PA	3.0	1.0	1400	$1,700	$1.21	21d	1	0.13mi
295 E Main St Unit 2 Hummelstown, PA	2.0	1.0	900	$2,000	$2.22	44d	1	0.26mi
210 Division St Hummelstown, PA	3.0	1.0	1340	$2,200	$1.64	44d	1	0.26mi
105 N Walnut St Hummelstown, PA	4.0	1.5	1496	$1,700	$1.14	44d	1	0.69mi
670 Whitetail Dr Hummelstown, PA	2.0	2.0	1332	$2,000	$1.50	14d	1	1.21mi
861 Fawn Ln Hummelstown, PA	3.0	2.5	1726	$2,300	$1.33	21d	1	1.33mi
861 Fawn Ln Hummelstown, PA	3.0	2.5	1726	$1,995	$1.16	14d	1	1.33mi

Listing history 23 events

1. 2026-06-18
   days on market $340,000 Active 28 DOM
2. 2026-06-17
   days on market $340,000 Active 27 DOM
3. 2026-06-16
   days on market $340,000 Active 26 DOM
4. 2026-06-15
   days on market $340,000 Active 25 DOM
5. 2026-06-14
   days on market $340,000 Active 23 DOM
6. 2026-06-13
   days on market $340,000 Active 22 DOM
7. 2026-06-10
   days on market $340,000 Active 20 DOM
8. 2026-06-09
   days on market $340,000 Active 19 DOM
9. 2026-06-08
   days on market $340,000 Active 18 DOM
10. 2026-06-07
    days on market $340,000 Active 17 DOM
11. 2026-06-05
    pricedays on market $340,000 Active 14 DOM
12. 2026-06-03
    days on market $350,000 Active 13 DOM
13. 2026-06-02
    days on market $350,000 Active 12 DOM
14. 2026-06-01
    days on market $350,000 Active 11 DOM
15. 2026-05-31
    days on market $350,000 Active 10 DOM
16. 2026-05-31
    days on market $350,000 Active 9 DOM
17. 2026-05-22
    listed $350,000 Active
18. 2026-05-21
    historical $350,000
19. 2005-02-23
    soldstatus $148,500
20. 2005-02-18
    soldstatus $148,500 236-char remark

    Show marketing remark (236 chars)

    Convenient Hummelstown location. Duplex Features: Unit 1 = range, washer/dryer, window treatments, 3 bedrooms, 1 bath. Unit 2= 2 bedrooms, 1 bath, washer/dryer , rent @ $625. Two Car Garage for additional rent. Contract W/ Terminex

21. 2004-11-21
    listed $149,900 236-char remark

    Show marketing remark (236 chars)

    Convenient Hummelstown location. Duplex Features: Unit 1 = range, washer/dryer, window treatments, 3 bedrooms, 1 bath. Unit 2= 2 bedrooms, 1 bath, washer/dryer , rent @ $625. Two Car Garage for additional rent. Contract W/ Terminex

22. 2004-11-21
    historical 236-char remark

    Show marketing remark (236 chars)

    Convenient Hummelstown location. Duplex Features: Unit 1 = range, washer/dryer, window treatments, 3 bedrooms, 1 bath. Unit 2= 2 bedrooms, 1 bath, washer/dryer , rent @ $625. Two Car Garage for additional rent. Contract W/ Terminex

23. 1984-04-25
    soldstatus $32,500

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $3,820 · $318/mo
• Expected delta: +$1,552/yr (+$129/mo · 68.5%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,368
• − Mortgage interest: −$19,045
• − Property taxes: −$2,267
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$9,891
• Taxable loss: −$11,594
• Est. tax savings @ 24.0%: +$2,783
• After-tax cash flow: $-2,539/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Hummelstown

• Score: 74/100
• State rank: #528
• US rank: #4888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hummelstown, PA
• County: Dauphin County · 247,857 people
• City population: 23,520
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,520
• Household income: $115,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 357.0

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 (82%)
• Race & ethnicity: White 82% Asian 8% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Slovak 2% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -97.37%
• Current HPI: 245.2109
• Rent YoY: ▲ 0.55%
• 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

+976.9% since first listed

7 events — show timeline

• 2026-05-22 Listed $350,000 BRIGHT MLS
• 2026-05-21 Coming Soon $350,000 BRIGHT MLS
• 2005-02-23 Sold (Public Records) $148,500 Public Records
• 2005-02-18 Sold (MLS) $148,500 BRIGHT MLS
• 2004-11-21 Listing Removed — BRIGHT MLS
• 2004-11-21 Listed $149,900 BRIGHT MLS
• 1984-04-25 Sold (Public Records) $32,500 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,267 · +5.4% YoY. Source: county tax records.