160 N West St · Carlisle, PA 17013

$465,000

40 bd · 22.5 ba · 3,485 sqft · MultiFamily · 15 Days on market

Built 1776 Fair condition 3,485 sqft lot $133/sqft · 49% above area Est $312k · 49% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

OFFERS RECIEVED. FINAL GROUP SHOWING MONDAY 5/11, 1 PM Amazing 5-unit investment opportunity on a corner lot with great visibility. 5th unit is an efficiency. Currently vacant. Projected rent is $750. This property features multiple units with a functional layout and separate entrances, making it well-suited for steady rental opportunities. The building has plenty of character with its classic exterior and offers tons of different options for use! Whether you’re looking to add to your portfolio or live in one unit and rent the rest, this property has great potential for consistent cash flow and future improvements!

Key facts

• Classic exterior
• Functional layout
• Separate entrances

Tags

• 5 UNIT INVESTMENT OPPORTUNITY
• CORNER LOT
• FUNCTIONAL LAYOUT
• SEPARATE ENTRANCES
• CLASSIC EXTERIOR
• STEADY RENTAL OPPORTUNITIES

Property features AI

Finance

• Financial info: Tax assessed value $125,000 (2024); Annual tax around $2,920 (2024); Improvement assessed value $101,900; Land assessed value $23,100; One vacant unit; four units currently leased

Exterior

• Parking: Four total garage/parking spaces; Driveway with 4 spaces; On-street parking available; Other parking
• Utilities: Public water; Public sewer; Electric and other hot water source
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: Above-grade finished area approximately 3,485 (estimated); Year built (estimated)
• Exterior features: Above-grade other structures

Interior

• Bedrooms: Four 2-bedroom units (multi-unit property)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Estimated living area; 2+ access exits

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $465k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $465k).
• Recommended offer: $458k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.7% in Carlisle — 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 (#297 in PA, #2,632 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle Area Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,578 students, 39% FRL).
• Zoned-school proficiency averages 72% at this address vs 44% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Carlisle Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 308 active listings in the ZIP; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• At $6,522/mo this rent would consume 110% of the median local household income ($71k/yr) (locally 1444% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 2.5% rent growth), your $130k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($458k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1776 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $458,025 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1776 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $312,382
• List price: $465,000
• Delta: 48.86%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $45,231
• Equity at exit: $69,333

10-year hold

• IRR: 17.7%
• Equity multiple: 2.43×
• Total profit: $186,580
• Equity at exit: $40,205

Cash invested: $130,200 (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 17013

• Rents YoY: 2.5%
• Active inventory: 308
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $6,522 medium
• Mortgage (P&I): −$2,439
• Tax est. 1.5%: −$581 /mo · $6,975/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,370
• Net cashflow: $1,939

Break-even live

Break-even rent $4,068

Max offer price $465,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,260	-5% $2,100	+0% $1,939	+5% $1,778	+10% $1,618
Rent	-10% $1,424	-5% $1,681	+0% $1,939	+5% $2,196	+10% $2,454
Rate	-1.0pp $2,173	-0.5pp $2,057	base $1,939	+0.5pp $1,818	+1.0pp $1,696

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$6,520
Total (5 units)			$6,522

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending 630-char remark
2. 2026-04-28
   listed $465,000 Active 630-char remark

ⓘ 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: $78,264
• − Mortgage interest: −$26,047
• − Property taxes: −$6,975
• − Insurance: −$2,325
• − Repairs & maintenance: −$6,261
• − Management: −$6,261
• − Depreciation: −$13,527
• Taxable income: $16,867
• Est. tax owed @ 24.0%: −$4,048
• After-tax cash flow: $19,218/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 5-unit property presents a moderate rehab opportunity with fair condition and potential for increased value through minor repairs and maintenance.

Repairs flagged

• Minor kitchen countertops — Cluttered items on countertops suggest minor cleaning and organization needed.
• Minor bathroom countertops — Cluttered items on countertops suggest minor cleaning and organization needed.
• Minor landscaping — Overgrown areas suggest minor landscaping and maintenance needed.

Value-add opportunities

• Both landscaping and curb appeal — Improving landscaping can enhance both resale and rental value.
• Both kitchen and bathroom organization — Organizing cluttered spaces can improve functionality and appeal for both buyers and renters.
• Rental HVAC maintenance — Maintaining HVAC systems ensures comfort and can attract renters.
• Resale painting interior walls — Fresh paint can make a home more appealing to buyers and increase its value.
• Both landscaping and curb appeal — Landscaping can enhance curb appeal and attract both buyers and renters.
• Rental HVAC maintenance — Maintaining HVAC systems ensures comfort and can attract renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Cluttered items on countertops suggest minor cleaning and organization needed.	Minor	$500–3,000
bathroom countertops · Cluttered items on countertops suggest minor cleaning and organization needed.	Minor	$500–3,000
landscaping · Overgrown areas suggest minor landscaping and maintenance needed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving landscaping can enhance both resale and rental value. ↑
• Both kitchen and bathroom organization — Organizing cluttered spaces can improve functionality and appeal for both buyers and renters. ↑
• Rental HVAC maintenance — Maintaining HVAC systems ensures comfort and can attract renters. ↑
• Resale painting interior walls — Fresh paint can make a home more appealing to buyers and increase its value. ↑
• Both landscaping and curb appeal — Landscaping can enhance curb appeal and attract both buyers and renters. ↑
• Rental HVAC maintenance — Maintaining HVAC systems ensures comfort and can attract renters. ↑

ⓘ 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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — Carlisle

• Score: 78/100
• State rank: #297
• US rank: #2632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlisle, PA
• County: Cumberland County · 257,673 people
• City population: 62,898
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

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% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 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: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• 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

+1.1% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $470,000 BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-28 Listed $465,000 BRIGHT MLS