110 N Madison St · Progress, PA 17109

$149,900

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 14 Days on market

Built 1932 0.27 ac lot Est $278k · 46% under ↓ 29% since listing

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. Buyer pays $6,000 loss mitigation fee. Enter at your own risk. ONE SHOWING WINDOW ONLY, SUNDAY MARCH 1, BETWEEN 1pm and 3pm.

Key facts

• 0.27 acre lot
• Built 1932
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.1% vs local median 4.3% in Progress — 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 76/100 on livability (#385 in PA, #3,436 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 78 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $277,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 N Madison St	0.03mi	3/1.5	1,360 (-13%)	7mo	$282,000	$207	71
120 Maple Rd	0.51mi	3/1.5	1,498 (-4%)	1mo	$305,000	$204	69
3708 Canterbury Rd	0.46mi	3/2.0	1,628 (+4%)	3mo	$265,000	$163	67
206 Park St	0.68mi	3/1.5	1,550 (-1%)	3mo	$170,000	$110	65
209 Wood St	0.57mi	3/2.0	1,571 (+1%)	8mo	$280,000	$178	64
212 Wood St	0.61mi	3/1.5	1,608 (+3%)	6mo	$250,000	$155	62
4061 Locust Ln	0.46mi	3/2.0	1,754 (+12%)	2mo	$334,900	$191	54
3424 Belair Rd	0.73mi	3/1.5	1,648 (+6%)	6mo	$249,900	$152	51
4052 Locust Ln	0.41mi	3/2.0	1,785 (+14%)	4mo	$305,000	$171	51
3711 Walnut St	0.64mi	3/1.5	1,406 (-10%)	4mo	$265,000	$188	50
408 Berryhill Rd	0.74mi	2/2.5 (-1)	1,663 (+7%)	2mo	$370,000	$222	44
207 Wood St	0.56mi	2/2.0 (-1)	1,712 (+10%)	8mo	$253,000	$148	44

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-5,727
• Equity at exit: $22,351

10-year hold

• IRR: 8.8%
• Equity multiple: 1.75×
• Total profit: $31,495
• Equity at exit: $12,961

Cash invested: $41,972 (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 17109

• Rents YoY: 5.4%
• Active inventory: 78
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$786
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $226

Break-even live

Break-even rent $1,395

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $268	+0% $226	+5% $184	+10% $141
Rent	-10% $93	-5% $160	+0% $226	+5% $292	+10% $359
Rate	-1.0pp $301	-0.5pp $264	base $226	+0.5pp $187	+1.0pp $148

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4216 Jonestown Rd Unit A3 Harrisburg, PA	2.0	1.0	1100	$1,250	$1.14	14d	1	0.28mi
4212 Williamsburg Dr Harrisburg, PA	1.0–3.0	1.0–1.5	923	$1,808	$1.96	14d	14	0.31mi
4227 Cambridge St Harrisburg, PA	3.0	1.0	1210	$1,950	$1.61	44d	1	0.54mi
4112 Beechwood Ln Harrisburg, PA	1.0–3.0	1.0–2.0	1007	$1,958	$1.94	14d	8	0.56mi
301 N Progress Ave Harrisburg, PA	1.0–3.0	1.0–2.0	1203	$1,610	$1.34	14d	4	0.78mi
4131 Spring Valley Rd Harrisburg, PA	1.0–2.0	1.0–2.0	974	$1,440	$1.48	14d	1	0.89mi
821 Sequoia Dr Harrisburg, PA	1.0–3.0	1.0–2.5	1200	$1,945	$1.62	14d	42	1.20mi
2679 Alessandro Blvd Harrisburg, PA	2.0–3.0	1.5	1217	$1,777	$1.46	14d	4	1.36mi

Listing history 7 events

1. 2026-03-10
   price $125,000
2. 2026-03-10
   status Pending
3. 2026-03-10
   price $149,900
4. 2026-02-24
   status Active
5. 2026-02-20
   listed $189,900 Active
6. 2026-02-20
   historical
7. 2001-03-30
   soldstatus $175,000

ⓘ 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: $3,046 · $254/mo
• Projected year-2 tax: $3,046 · $254/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 6/10 Major FEMA zone X (unshaded) · 74% 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 3/10 Moderate 5% 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: $20,177
• − Mortgage interest: −$8,397
• − Property taxes: −$3,046
• − Insurance: −$750
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,361
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,617/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Progress

• Score: 76/100
• State rank: #385
• US rank: #3436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Progress, PA
• County: Dauphin County · 247,857 people
• City population: 27,422
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 27,466
• Household income: $71,833
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1266.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 47% Black 23% Hispanic / Latino 13% Asian 11% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Polish 1%
• Foreign-born: 17% · India, Vietnam, Canada
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 5% Vietnamese 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: ▼ -144.02%
• Current HPI: 253.77
• Rent YoY: ▲ 5.37%
• 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

-28.6% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $125,000 BRIGHT MLS
• 2026-03-10 Pending — BRIGHT MLS
• 2026-03-10 Price Changed $149,900 BRIGHT MLS
• 2026-02-24 Relisted — BRIGHT MLS
• 2026-02-20 Listing Removed — BRIGHT MLS
• 2026-02-20 Listed $189,900 BRIGHT MLS
• 2001-03-30 Sold (Public Records) $175,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,046 · +5.7% YoY. Source: county tax records.