7103 Salem Park Cir · Hampden, PA 17050

$229,900

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 258 Days on market

Built 1977 2,178 sqft lot $153/sqft · at area comps Est $230k · at est. $58/mo HOA · 3% of rent

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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 +17.3/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific 3 bedroom, 2.5 bath townhome in Hampden Township, Cumberland Valley School District. Home Features: formal living room with wood burning fireplace, eat in kitchen, dining area w/ access to covered patio and attached storage shed. Half bath leads into the laundry room with washer/dryer to convey. 2nd floor has a primary bedroom with full bath and 2 bedrooms with another full bath. 2 off street parking spaces and a community pool. Conveniently located off of the Carlisle Pike and close to most amenities. Presently the home is tenant occupied with the option of the new owner to take possession at settlement and live there or continue leasing. Taxes and HOA fee are low and includes the community pool.

Key facts

• Off street parking
• Community pool
• Covered patio

Tags

• WOOD BURNING FIREPLACE
• COVERED PATIO
• ATTACHED STORAGE SHED
• COMMUNITY POOL
• OFF STREET PARKING
• CLOSE TO MOST AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (7.1% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,052 units permitted in Cumberland County in 2024 (310 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 $7k 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

• It's been on market 258 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $125k; list at $230k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.93% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $229,950
• List price: $229,900
• Delta: -0.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7123 Salem Park Cir	0.11mi	3/2.5	1,580 (+5%)	1mo	$230,000	$146	85
6260 Haydon Ct	0.21mi	2/2.5 (-1)	1,590 (+6%)	3mo	$252,500	$159	73
7131 Salem Park Cir	0.12mi	3/2.0	1,298 (-14%)	5mo	$229,900	$177	66
6501 Salem Park Cir	0.11mi	3/1.5	1,280 (-15%)	2mo	$205,000	$160	65
6402 Salem Park Cir	0.07mi	3/2.5	1,679 (+12%)	19mo	$230,000	$137	61
97 Stonecrest Ln	0.23mi	3/2.5	1,690 (+13%)	23mo	$302,000	$179	49
6127 Haymarket Way	0.53mi	3/1.5	1,710 (+14%)	12mo	$270,000	$158	38
410 Mercury Dr	0.66mi	3/2.5	1,722 (+15%)	18mo	$340,000	$197	29

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-28,689
• Equity at exit: $34,279

10-year hold

• IRR: -4.9%
• Equity multiple: 0.69×
• Total profit: $-19,856
• Equity at exit: $19,878

Cash invested: $64,372 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$96
• HOA: −$58
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $168

Break-even live

Break-even rent $1,922

Max offer price $229,900

Occupancy floor 87%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sruthi Dr Bldg 25 Hampden Township, PA	2.0	1.5	1462	$1,910	$1.31	23d	1	0.10mi
301 Sruthi Dr Hampden Township, PA	4.0	2.5	1862	$2,200	$1.18	43d	1	0.14mi
245 Sruthi Dr Hampden Township, PA	3.0	2.5	1832	$2,050	$1.12	43d	2	0.14mi
245 Sruthi Dr Hampden Township, PA	2.0–3.0	1.5–2.5	1696	$2,050	$1.21	13d	3	0.14mi
414 Lindsay Dr Hampden Township, PA	2.0	1.5	1560	$1,890	$1.21	43d	1	0.15mi
111 Stonecrest Ln Mechanicsburg, PA	3.0	2.5	1722	$1,995	$1.16	13d	1	0.16mi
412 Lindsay Dr Hampden Township, PA	2.0	1.5	1560	$1,910	$1.22	23d	1	0.16mi
305 Mercury Dr Hampden Township, PA	3.0	2.5	2030	$2,275	$1.12	23d	1	0.57mi
113 Annabel Way Mechanicsburg, PA	3.0	2.5	1896	$2,540	$1.34	43d	1	0.58mi
325 Antilles Ct Mechanicsburg, PA	3.0	2.5	2030	$2,325	$1.15	23d	1	0.59mi
120 Morefield Way Mechanicsburg, PA	3.0	3.5	2000	$2,295	$1.15	43d	1	0.61mi
6224 Galleon Dr Mechanicsburg, PA	2.0	2.5	1654	$1,850	$1.12	43d	1	0.72mi
837 Admirals Quay Dr Mechanicsburg, PA	3.0	2.5	2027	$2,010	$0.99	13d	1	1.45mi
710 Hogestown Rd Mechanicsburg, PA	3.0	2.0	1998	$2,000	$1.00	43d	1	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $229,900 Active 258 DOM
2. 2026-06-17
   days on market $229,900 Active 257 DOM
3. 2026-06-16
   days on market $229,900 Active 256 DOM
4. 2026-06-15
   days on market $229,900 Active 255 DOM
5. 2026-06-14
   days on market $229,900 Active 253 DOM
6. 2026-06-13
   days on market $229,900 Active 252 DOM
7. 2026-06-10
   days on market $229,900 Active 250 DOM
8. 2026-06-09
   days on market $229,900 Active 249 DOM
9. 2026-06-08
   days on market $229,900 Active 248 DOM
10. 2026-06-07
    days on market $229,900 Active 247 DOM
11. 2026-06-05
    days on market $229,900 Active 244 DOM
12. 2026-06-03
    days on market $229,900 Active 243 DOM
13. 2026-06-02
    days on market $229,900 Active 242 DOM
14. 2026-06-01
    days on market $229,900 Active 241 DOM
15. 2026-05-31
    days on market $229,900 Active 240 DOM
16. 2026-05-31
    days on market $229,900 Active 239 DOM
17. 2026-04-25
    price $229,900 715-char remark

    Show marketing remark (715 chars)

    Terrific 3 bedroom, 2.5 bath townhome in Hampden Township, Cumberland Valley School District. Home Features: formal living room with wood burning fireplace, eat in kitchen, dining area w/ access to covered patio and attached storage shed. Half bath leads into the laundry room with washer/dryer to convey. 2nd floor has a primary bedroom with full bath and 2 bedrooms with another full bath. 2 off street parking spaces and a community pool. Conveniently located off of the Carlisle Pike and close to most amenities. Presently the home is tenant occupied with the option of the new owner to take possession at settlement and live there or continue leasing. Taxes and HOA fee are low and includes the community pool.

18. 2026-04-13
    price $232,400 715-char remark

    Show marketing remark (715 chars)

    Terrific 3 bedroom, 2.5 bath townhome in Hampden Township, Cumberland Valley School District. Home Features: formal living room with wood burning fireplace, eat in kitchen, dining area w/ access to covered patio and attached storage shed. Half bath leads into the laundry room with washer/dryer to convey. 2nd floor has a primary bedroom with full bath and 2 bedrooms with another full bath. 2 off street parking spaces and a community pool. Conveniently located off of the Carlisle Pike and close to most amenities. Presently the home is tenant occupied with the option of the new owner to take possession at settlement and live there or continue leasing. Taxes and HOA fee are low and includes the community pool.

19. 2025-10-03
    listed $234,900 Active 715-char remark

    Show marketing remark (715 chars)

    Terrific 3 bedroom, 2.5 bath townhome in Hampden Township, Cumberland Valley School District. Home Features: formal living room with wood burning fireplace, eat in kitchen, dining area w/ access to covered patio and attached storage shed. Half bath leads into the laundry room with washer/dryer to convey. 2nd floor has a primary bedroom with full bath and 2 bedrooms with another full bath. 2 off street parking spaces and a community pool. Conveniently located off of the Carlisle Pike and close to most amenities. Presently the home is tenant occupied with the option of the new owner to take possession at settlement and live there or continue leasing. Taxes and HOA fee are low and includes the community pool.

20. 2021-01-20
    soldstatus $124,900
21. 2021-01-19
    soldstatus $124,900 Closed 246-char remark

    Show marketing remark (246 chars)

    Large townhouse in Cumberland Valley School District. This home features laminate flooring throughout and a wood burning fireplace. The community pool is located behind the off street parking. Ready for quick occupancy and your finishing touches!

22. 2020-12-14
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Large townhouse in Cumberland Valley School District. This home features laminate flooring throughout and a wood burning fireplace. The community pool is located behind the off street parking. Ready for quick occupancy and your finishing touches!

23. 2020-12-08
    listed $139,900 Active 246-char remark

    Show marketing remark (246 chars)

    Large townhouse in Cumberland Valley School District. This home features laminate flooring throughout and a wood burning fireplace. The community pool is located behind the off street parking. Ready for quick occupancy and your finishing touches!

24. 1994-04-15
    soldstatus $73,825

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $2,769 · $231/mo
• Expected delta: +$863/yr (+$72/mo · 45.3%)

ⓘ 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 2/10 Low 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: $25,619
• − Mortgage interest: −$12,878
• − Property taxes: −$1,906
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$696
• − Depreciation: −$6,688
• Taxable loss: −$1,797
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $2,452/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Hampden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

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 (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

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: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

+211.4% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $229,900 BRIGHT MLS
• 2026-04-13 Price Changed $232,400 BRIGHT MLS
• 2025-10-03 Listed $234,900 BRIGHT MLS
• 2021-01-20 Sold (Public Records) $124,900 Public Records
• 2021-01-19 Sold (MLS) $124,900 BRIGHT MLS
• 2020-12-14 Pending — BRIGHT MLS
• 2020-12-08 Listed $139,900 BRIGHT MLS
• 1994-04-15 Sold (Public Records) $73,825 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,906 · +3.2% YoY. Source: county tax records.