5-B Mel Ron Ct · Schlusser, PA 17015

$210,000

2 bd · 1.5 ba · 1,056 sqft · Condo · 82 Days on market

Built 1995

---

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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home just got a make over with new carpet and a fresh coat of paint. This 1,056 square foot home features 2 bedrooms, 1.5 baths, dining room, a and front and side covered patios. THE LARGE MASTER BEDROOM HAS A PRIVATE BATH AND HUGE WALK IN CLOSET. Lawn care & snow removal included in monthly fee

Key facts

• Porch
• Quiet setting
• Private patio

Tags

• PRIVATE PATIO
• DEDICATED PRIVATE PARKING SPOT
• PORCH
• QUIET SETTING
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (12.0% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Schlusser — 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 66/100 on livability (#1,058 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Middlesex El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 414 students, 49% FRL); Eagle View Ms (math 39% / reading 67%, grade C+, #90 of 512 statewide, top 19%, 1,021 students, 29% FRL); Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL) — zoned schools average 34% FRL vs 13% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 49% at this address vs 62% district-wide (-13 pts) — the specific schools serving this property underperform the Cumberland Valley SD average; the district grade overstates school quality for this exact location.
• Market conditions: 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $6k 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 82 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $92k; list at $210k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $184,798 (12.0% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-42,029
• Equity at exit: $31,312

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-46,590
• Equity at exit: $18,157

Cash invested: $58,800 (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 17015

• Home prices YoY: -25.2%
• Active inventory: 188
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA est. from 2 same-building comps: −$136
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-127

Break-even live

Break-even rent $2,009

Max offer price $191,571

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-55	+0% $-127	+5% $-200	+10% $-272
Rent	-10% $-273	-5% $-200	+0% $-127	+5% $-54	+10% $19
Rate	-1.0pp $-22	-0.5pp $-74	base $-127	+0.5pp $-182	+1.0pp $-237

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Mel Ron Ct Carlisle, PA	2.0	2.0	1168	$1,700	$1.46	25d	1	0.03mi
85 Harmony Hall Dr Unit 2 Carlisle, PA	3.0	2.0	1305	$1,875	$1.44	45d	1	0.28mi
163 C Westpoint Dr Carlisle, PA	2.0–3.0	2.0–2.5	1414	$1,820	$1.29	15d	18	0.55mi
1004 Rebecca St Carlisle, PA	3.0	2.5	1404	$1,720	$1.23	15d	1	0.84mi
860 Carlwynne Mnr Carlisle, PA	1.0–2.0	1.0	787	$1,345	$1.71	15d	15	1.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-01-29
   listed $210,000 Active
3. 2015-10-30
   soldstatus $92,000 317-char remark

   Show marketing remark (317 chars)

   This beautiful home just got a make over with new carpet and a fresh coat of paint. This 1,056 square foot home features 2 bedrooms, 1.5 baths, dining room, a and front and side covered patios. THE LARGE MASTER BEDROOM HAS A PRIVATE BATH AND HUGE WALK IN CLOSET. Lawn care & snow removal included in monthly fee

4. 2014-10-03
   listed $96,500 317-char remark

   Show marketing remark (317 chars)

   This beautiful home just got a make over with new carpet and a fresh coat of paint. This 1,056 square foot home features 2 bedrooms, 1.5 baths, dining room, a and front and side covered patios. THE LARGE MASTER BEDROOM HAS A PRIVATE BATH AND HUGE WALK IN CLOSET. Lawn care & snow removal included in monthly fee

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,176
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$1,632
• − Depreciation: −$6,109
• Taxable loss: −$5,077
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $-310/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 — Schlusser

• Score: 66/100
• State rank: #1058
• US rank: #11941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 37,738
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 24,385
• Household income: $86,981
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 172.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 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: ▼ -89.66%
• Current HPI: 265.9175
• Rent YoY: —
• 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

+117.6% since first listed

4 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-01-29 Listed $210,000 BRIGHT MLS
• 2015-10-30 Sold (MLS) $92,000 BRIGHT MLS
• 2014-10-03 Listed $96,500 BRIGHT MLS