1609 High St · West Fairview, PA 17025

$110,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 137 Days on market

Built 1900 9,148 sqft lot Est $164k · 33% under

---

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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely one floor living. Completely redone - new kitchen, flooring, paint, windows, patio door, deck, new appliances included -refrigerator, electric range, washer & dryer. Live in country setting with view of river in fall/winter. Public access at point. Own your own home instead of renting. Yard with pavilion, shed/garage has electric & AC wall unit. Take a look at all the new living features.

Key facts

• 9,148 sq ft lot
• 3 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#344 in PA, #3,029 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F.
• East Pennsboro Area SD (suburban): math 30% / reading 57% proficiency, ranked #275 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Pennsboro Area Shs (math 82% / reading 72%, grade A-, #22 of 437 statewide, top 5%, 761 students, 36% FRL).
• Zoned-school proficiency averages 77% at this address vs 44% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the East Pennsboro Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.5%/yr); 126 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $80k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 E Locust St	0.32mi	2/1.0	915 (-2%)	8mo	$200,000	$219	74
1208 Locust St	0.25mi	3/1.0 (+1)	874 (-7%)	19mo	$110,000	$126	56
13 W Locust St	0.44mi	3/2.0 (+1)	970 (+4%)	10mo	$170,000	$175	56
13 W Beale Ave	0.62mi	2/1.0	928 (-1%)	22mo	$157,000	$169	52
8 W Locust St	0.42mi	2/1.5	1,024 (+9%)	23mo	$160,150	$156	44
19 W Pine St	0.52mi	3/1.0 (+1)	1,008 (+8%)	18mo	$260,000	$258	43
122 Creekside Dr	0.68mi	2/1.0	1,056 (+13%)	10mo	$200,000	$189	39
309 Lincoln St	0.38mi	3/1.0 (+1)	1,056 (+13%)	22mo	$150,000	$142	38
939 S Humer St	0.71mi	3/1.0 (+1)	1,008 (+8%)	21mo	$220,000	$218	32

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,785
• Equity at exit: $16,401

10-year hold

• IRR: 17.9%
• Equity multiple: 2.73×
• Total profit: $53,185
• Equity at exit: $9,511

Cash invested: $30,800 (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 17025

• Home prices YoY: -25.3%
• Rents YoY: 6.5%
• Active inventory: 126
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$577
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $308

Break-even live

Break-even rent $989

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Adams St Unit 08 Enola, PA	2.0	1.0	700	$1,300	$1.86	23d	1	0.52mi
400 W Crestwood Dr Camp Hill, PA	1.0–3.0	1.0–2.0	1042	$1,634	$1.57	14d	14	0.94mi
2311 N Front St Harrisburg, PA	1.0	1.0	463	$995	$2.15	14d	5	1.05mi
150 Erford Rd Camp Hill, PA	1.0–2.0	1.5–2.0	879	$1,680	$1.91	14d	38	1.31mi
2312 Orange St Harrisburg, PA	2.0	1.0	754	$1,230	$1.63	44d	1	1.31mi
2020 N 3rd St Apt 1 Harrisburg, PA	1.0	1.0	850	$1,095	$1.29	23d	1	1.36mi
2020 N 3rd St Apt 7 Harrisburg, PA	1.0	1.0	600	$1,045	$1.74	44d	1	1.36mi
420 Wiconisco St Apt 5 Harrisburg, PA	2.0	1.0	628	$995	$1.58	44d	1	1.36mi
269 Peffer St Harrisburg, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	1.39mi
2609 N 5th St Harrisburg, PA	2.0	1.0	809	$1,525	$1.89	23d	1	1.39mi
1823 N 2nd St Unit 1 Harrisburg, PA	1.0	1.0	800	$1,150	$1.44	23d	1	1.39mi
1823 N 2nd St Unit 1 Harrisburg, PA	1.0	1.0	1000	$1,150	$1.15	44d	1	1.39mi
1821 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1000	$1,299	$1.30	14d	1	1.40mi
2042 N 4th St Harrisburg, PA	3.0	1.0	1090	$1,400	$1.28	44d	1	1.44mi
1839 Green St Harrisburg, PA	1.0–2.0	1.0	815	$1,595	$1.96	14d	1	1.44mi
1701 N Front St Unit 1R Harrisburg, PA	1.0	1.0	600	$1,545	$2.58	44d	1	1.46mi
1700 N 2nd St Apt 28 Harrisburg, PA	2.0	1.0	720	$1,095	$1.52	44d	1	1.48mi
1700 N 2nd St Apt 4 Harrisburg, PA	1.0	1.0	555	$985	$1.77	14d	1	1.48mi
1700 N 2nd St Apt 3 Harrisburg, PA	1.0	1.0	565	$1,095	$1.94	23d	1	1.48mi
1700 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	725	$1,145	$1.58	14d	1	1.48mi
1800 Green St Unit 5 Harrisburg, PA	1.0	1.0	803	$1,395	$1.74	23d	1	1.48mi

Listing history 9 events

1. 2026-03-20
   price $110,000
2. 2026-02-14
   status Pending
3. 2025-11-05
   price $175,000
4. 2025-10-21
   price $185,000
5. 2025-10-01
   listed $190,000 Active
6. 2025-09-22
   historical $190,000
7. 2017-04-24
   soldstatus $110,000
8. 2017-04-21
   soldstatus $110,000 410-char remark

   Show marketing remark (410 chars)

   Lovely one floor living. Completely redone - new kitchen, flooring, paint, windows, patio door, deck, new appliances included -refrigerator, electric range, washer & dryer. Live in country setting with view of river in fall/winter. Public access at point. Own your own home instead of renting. Yard with pavilion, shed/garage has electric & AC wall unit. Take a look at all the new living features.

9. 2016-10-16
   listed $110,000 410-char remark

   Show marketing remark (410 chars)

   Lovely one floor living. Completely redone - new kitchen, flooring, paint, windows, patio door, deck, new appliances included -refrigerator, electric range, washer & dryer. Live in country setting with view of river in fall/winter. Public access at point. Own your own home instead of renting. Yard with pavilion, shed/garage has electric & AC wall unit. Take a look at all the new living features.

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 14 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: $16,550
• − Mortgage interest: −$6,162
• − Property taxes: −$1,908
• − Insurance: −$550
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,200
• Taxable income: $2,082
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,195/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: East Pennsboro Area SD
• NCES district ID: 4208580
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $60,120
• Composite: 38.26/100
• National rank: #4239
• State rank: #275 of 539 in PA

Livability — West Fairview

• Score: 77/100
• State rank: #344
• US rank: #3029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fairview, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 17,648
• Household income: $91,285
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 317.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 6% Asian 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 4% Tagalog/Filipino 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: ▼ -85.21%
• Current HPI: 251.939
• Rent YoY: ▲ 6.46%
• 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

+0.0% since first listed

9 events — show timeline

• 2026-03-20 Price Changed $110,000 BRIGHT MLS
• 2026-02-14 Pending — BRIGHT MLS
• 2025-11-05 Price Changed $175,000 BRIGHT MLS
• 2025-10-21 Price Changed $185,000 BRIGHT MLS
• 2025-10-01 Listed $190,000 BRIGHT MLS
• 2025-09-22 Coming Soon $190,000 BRIGHT MLS
• 2017-04-24 Sold (Public Records) $110,000 Public Records
• 2017-04-21 Sold (MLS) $110,000 BRIGHT MLS
• 2016-10-16 Listed $110,000 BRIGHT MLS

Property tax history

+22.1%/yr

Latest (2026): $1,908 · +1.8% YoY. Source: county tax records.