1085 Greenhill Dr · Hershey, PA 17036

$299,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 4 Days on market

Built 1973 1.89 ac lot Est $407k · 26% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +6.5/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This Diamond in the rough is waiting for its new owner. Situated on a generous 1.89 acre private lot this property is ready for a complete transformation. The home requires a total renovation making it ideal for investors, contractors, or buyers looking to create their dream home without paying the price for this location. All items currently in the home will convey.

Key facts

• Total renovation
• 1.89 acre lot
• 2 garage spots

Tags

• 1.89 ACRE PRIVATE LOT
• TOTAL RENOVATION
• COMPLETE TRANSFORMATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.3% below list).
• Recommended offer: $236k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Hershey — 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 78/100 on livability (#303 in PA, #2,675 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-, housing A-; Watch: commute F.
• Derry Township SD (suburban): math 74% / reading 76% proficiency, ranked #15 of 539 in PA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Hershey Primary El Sch (math 72% / reading 67%, grade A-, #151 of 1,518 statewide, top 12%, 447 students, 23% FRL).
• Market conditions: Rents flat; 106 active listings in the ZIP; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $235,921 (21.3% 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 1973 — 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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $407,456
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Roush Rd	0.22mi	3/2.5	1,564 (-9%)	12mo	$415,000	$265	63
515 Randall Cir	0.74mi	4/2.5 (+1)	1,672 (-2%)	3mo	$397,400	$238	52
1458 Woodhaven Dr	0.42mi	3/2.5	1,874 (+10%)	17mo	$358,000	$191	48
1421 Spring Hill Dr	0.38mi	4/2.5 (+1)	1,614 (-6%)	24mo	$349,900	$217	46

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-67,454
• Equity at exit: $44,716

10-year hold

• IRR: -27.9%
• Equity multiple: -0.16×
• Total profit: $-97,793
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$374 /mo · $4,483/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-207

Break-even live

Break-even rent $2,622

Max offer price $263,245

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $299,900 Active

ⓘ 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: $4,483 · $374/mo
• Projected year-2 tax: $4,611 · $384/mo
• Expected delta: +$128/yr (+$11/mo · 2.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,311
• − Mortgage interest: −$16,799
• − Property taxes: −$4,483
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$8,724
• Taxable loss: −$7,725
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-636/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: Derry Township SD
• NCES district ID: 4207590
• Math proficiency: 74% ▲ 7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $66,068
• Composite: 65.05/100
• National rank: #502
• State rank: #15 of 539 in PA

Livability — Hershey

• Score: 78/100
• State rank: #303
• US rank: #2675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 16,481
• 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

2 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-17 Listed $299,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $4,483 · +2.6% YoY. Source: county tax records.