150 Brownstone Park #150 · Union Deposit, PA 17036

$65,000

2 bd · 2.0 ba · 952 sqft · SingleFamily · 4 Days on market

Built 2015 Fair condition Est $63k · at est. $700/mo HOA · 41% of rent

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.9/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer home in excellent condition!. .. located in Brownstone Park, a quiet 55+ community conveniently located minutes from shopping, major routes, and Hershey Medical Center. Interior features an open floor plan with living room, kitchen with breakfast bar, and adjoining dining area. Warm propane gas heat and cool central air. Skylights in both bathrooms. Exterior features a relaxing side patio with custom canopy, large rear yard, and new utility shed. All appliances stay. Many updates including new lighting fixtures throughout. Super clean inside & out including an exterior pressure washing - just move right in! Affordable monthly $400 lot rent includes trash, sewer and snow removal. EZ to show!

Key facts

• Modern kitchen
• Skylights
• Central air

Tags

• LOWER DAUPHIN SCHOOL DISTRICT
• SKYLIGHTS
• CENTRAL AIR
• MODERN KITCHEN
• BREAKFAST BAR
• SIDE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 70/100 on livability (#800 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing B+; Watch: 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 Hs (math 82%, 1,085 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent is only 18% of the median local income ($116k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $46k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.65% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $62,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Brownstone Park #150	0.00mi	2/2.0	952 (0%)	1mo	$62,500	$66	99

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-610
• Equity at exit: $9,692

10-year hold

• IRR: 2.6%
• Equity multiple: 1.14×
• Total profit: $2,639
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$700
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $214

Break-even live

Break-even rent $1,455

Max offer price $65,000

Occupancy floor 83%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Arwin Dr Unit 1 Hummelstown, PA	1.0	1.0	753	$1,200	$1.59	14d	1	0.83mi

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: sewertrashgassnow removal

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-04-11
   listed $65,000 Active
3. 2021-07-06
   soldstatus $45,900 Closed 712-char remark

   Show marketing remark (712 chars)

   Newer home in excellent condition!. .. located in Brownstone Park, a quiet 55+ community conveniently located minutes from shopping, major routes, and Hershey Medical Center. Interior features an open floor plan with living room, kitchen with breakfast bar, and adjoining dining area. Warm propane gas heat and cool central air. Skylights in both bathrooms. Exterior features a relaxing side patio with custom canopy, large rear yard, and new utility shed. All appliances stay. Many updates including new lighting fixtures throughout. Super clean inside & out including an exterior pressure washing - just move right in! Affordable monthly $400 lot rent includes trash, sewer and snow removal. EZ to show!

4. 2021-06-04
   status Pending 712-char remark

   Show marketing remark (712 chars)

   Newer home in excellent condition!. .. located in Brownstone Park, a quiet 55+ community conveniently located minutes from shopping, major routes, and Hershey Medical Center. Interior features an open floor plan with living room, kitchen with breakfast bar, and adjoining dining area. Warm propane gas heat and cool central air. Skylights in both bathrooms. Exterior features a relaxing side patio with custom canopy, large rear yard, and new utility shed. All appliances stay. Many updates including new lighting fixtures throughout. Super clean inside & out including an exterior pressure washing - just move right in! Affordable monthly $400 lot rent includes trash, sewer and snow removal. EZ to show!

5. 2021-05-28
   listed $45,900 Active 712-char remark

   Show marketing remark (712 chars)

   Newer home in excellent condition!. .. located in Brownstone Park, a quiet 55+ community conveniently located minutes from shopping, major routes, and Hershey Medical Center. Interior features an open floor plan with living room, kitchen with breakfast bar, and adjoining dining area. Warm propane gas heat and cool central air. Skylights in both bathrooms. Exterior features a relaxing side patio with custom canopy, large rear yard, and new utility shed. All appliances stay. Many updates including new lighting fixtures throughout. Super clean inside & out including an exterior pressure washing - just move right in! Affordable monthly $400 lot rent includes trash, sewer and snow removal. EZ to show!

6. 2021-03-01
   soldstatus $40,000 Closed 514-char remark

   Show marketing remark (514 chars)

   Welcome to this 55 plus community known as Brownstone Park. It is a small private park five minutes from Hershey Med Center and close to everything. Five year old mobile home in great condition with two bedrooms, two full baths with skylights, and central air. All appliances stay. It's in a quiet country setting in South Hanover Twp. Sewer and snow removal provided by the park. Only $375 monthly rent. Must be pre-approved by Heritage Investments LLC 717 473-7308. Small dogs allowed depending on the breed.

7. 2021-01-29
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Welcome to this 55 plus community known as Brownstone Park. It is a small private park five minutes from Hershey Med Center and close to everything. Five year old mobile home in great condition with two bedrooms, two full baths with skylights, and central air. All appliances stay. It's in a quiet country setting in South Hanover Twp. Sewer and snow removal provided by the park. Only $375 monthly rent. Must be pre-approved by Heritage Investments LLC 717 473-7308. Small dogs allowed depending on the breed.

8. 2020-12-31
   listed $42,900 Active 514-char remark

   Show marketing remark (514 chars)

   Welcome to this 55 plus community known as Brownstone Park. It is a small private park five minutes from Hershey Med Center and close to everything. Five year old mobile home in great condition with two bedrooms, two full baths with skylights, and central air. All appliances stay. It's in a quiet country setting in South Hanover Twp. Sewer and snow removal provided by the park. Only $375 monthly rent. Must be pre-approved by Heritage Investments LLC 717 473-7308. Small dogs allowed depending on the breed.

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

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 · 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: $20,704
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$8,400
• − Depreciation: −$1,891
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $2,048/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and paint the interior walls. It has average exterior and landscaping, which could be improved with some maintenance.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value
• Both replace bathroom fixtures and tiles — modernizing the bathrooms would increase both resale and rental value
• Both paint interior walls and replace wallpaper — modernizing the interior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value ↑
• Both replace bathroom fixtures and tiles — modernizing the bathrooms would increase both resale and rental value ↑
• Both paint interior walls and replace wallpaper — modernizing the interior would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Union Deposit

• Score: 70/100
• State rank: #800
• US rank: #8139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• 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

+51.5% since first listed

8 events — show timeline

• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-11 Listed $65,000 BRIGHT MLS
• 2021-07-06 Sold (MLS) $45,900 BRIGHT MLS
• 2021-06-04 Pending — BRIGHT MLS
• 2021-05-28 Listed $45,900 BRIGHT MLS
• 2021-03-01 Sold (MLS) $40,000 BRIGHT MLS
• 2021-01-29 Pending — BRIGHT MLS
• 2020-12-31 Listed $42,900 BRIGHT MLS