1006 Rebecca St · Schlusser, PA 17013

$219,900

2 bd · 1.0 ba · 1,368 sqft · Townhouse public records · 22 Days on market

Built 1991 2,614 sqft lot $161/sqft · at area comps Est $247k · 11% under

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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 +12.5/15.0
• Cash flow +8.6/30.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this freshly updated townhouse! Two large bedrooms and a partially finished basement await the new owner. Laundry is located on the first floor. Don't miss this opportunity to have a great home at a reasonable price.

Key facts

• 2 parking spots
• Built 1991
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (24.1% below list).
• Recommended offer: $167k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: schools D-, amenities F, 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.
• Market conditions: Rents rising (+2.5%/yr); 308 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,871 (24.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.0

CMA / ARV

• ARV (median comp): $247,470
• List price: $219,900
• Delta: -11.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1052 Rebecca St	0.03mi	2/1.0	1,392 (+2%)	4mo	$218,500	$157	92
1002 Rebecca St	0.01mi	2/1.0	1,384 (+1%)	10mo	$213,000	$154	90
217 Abrams Ave	0.49mi	2/2.5	1,312 (-4%)	21mo	$234,900	$179	47
312 Sherman Ave	0.48mi	3/2.0 (+1)	1,562 (+14%)	2mo	$275,000	$176	43

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-48,402
• Equity at exit: $32,788

10-year hold

• IRR: -18.6%
• Equity multiple: 0.01×
• Total profit: $-60,676
• Equity at exit: $19,013

Cash invested: $61,572 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$262 /mo · $3,146/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-189

Break-even live

Break-even rent $1,908

Max offer price $186,569

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-126	+0% $-189	+5% $-251	+10% $-313
Rent	-10% $-321	-5% $-255	+0% $-189	+5% $-123	+10% $-57
Rate	-1.0pp $-78	-0.5pp $-133	base $-189	+0.5pp $-246	+1.0pp $-304

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 Rebecca St Carlisle, PA	3.0	2.5	1404	$1,720	$1.23	14d	1	0.03mi
422 Eisenhower Dr Carlisle, PA	3.0	2.5	1756	$1,850	$1.05	24d	1	0.48mi
163 C Westpoint Dr Carlisle, PA	2.0–3.0	2.0–2.5	1414	$1,820	$1.29	14d	18	0.60mi
860 Carlwynne Mnr Carlisle, PA	1.0–2.0	1.0	787	$1,345	$1.71	14d	15	0.60mi
15 Parker Spring Ave Carlisle, PA	3.0	2.5	1810	$2,300	$1.27	14d	1	0.84mi
24 Mel Ron Ct Carlisle, PA	2.0	2.0	1168	$1,700	$1.46	24d	1	0.87mi
85 Harmony Hall Dr Unit 2 Carlisle, PA	3.0	2.0	1305	$1,875	$1.44	44d	1	0.91mi
5 Northside Village Ln Carlisle, PA	1.0–2.0	1.0–2.0	800	$1,919	$2.40	14d	6	1.04mi
1838 Mary Ln Carlisle, PA	3.0	1.5	1523	$800	$0.53	14d	1	1.10mi
423 N Hanover St Apt 1 Carlisle, PA	2.0	1.0	950	$1,250	$1.32	24d	1	1.14mi
517 N Pitt St Carlisle, PA	2.0	1.0	1290	$1,550	$1.20	24d	1	1.18mi
630 N West St Carlisle, PA	3.0	1.5	1686	$1,675	$0.99	24d	1	1.21mi
457 N Pitt St Carlisle, PA	3.0	1.0	1320	$1,345	$1.02	24d	1	1.22mi
156 E Penn St Carlisle, PA	3.0	3.0	1808	$1,850	$1.02	24d	1	1.22mi
238 C St Carlisle, PA	3.0	1.0	1452	$1,452	$1.00	14d	2	1.26mi
219 N Hanover St Unit 3 Carlisle, PA	2.0	1.0	1400	$1,850	$1.32	24d	1	1.31mi
646 N College St Carlisle, PA	3.0	2.5	1500	$1,795	$1.20	14d	1	1.31mi
217 N Hanover St Unit 3 Carlisle, PA	2.0	1.5	970	$1,450	$1.49	44d	1	1.32mi
270 B St Carlisle, PA	2.0–3.0	1.0	1028	$1,289	$1.25	14d	3	1.32mi
230 N Pitt St Carlisle, PA	3.0	1.5	1408	$1,300	$0.92	44d	1	1.37mi
1142 Redwood Dr Carlisle, PA	3.0	2.5	1344	$1,495	$1.11	24d	1	1.37mi

Listing history 2 events

1. 2026-05-07
   status Pending 233-char remark

   Show marketing remark (233 chars)

   Move right into this freshly updated townhouse! Two large bedrooms and a partially finished basement await the new owner. Laundry is located on the first floor. Don't miss this opportunity to have a great home at a reasonable price.

2. 2026-04-15
   listed $219,900 Active 233-char remark

   Show marketing remark (233 chars)

   Move right into this freshly updated townhouse! Two large bedrooms and a partially finished basement await the new owner. Laundry is located on the first floor. Don't miss this opportunity to have a great home at a reasonable price.

ⓘ 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: $3,146 · $262/mo
• Projected year-2 tax: $3,310 · $276/mo
• Expected delta: +$164/yr (+$14/mo · 5.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,025
• − Mortgage interest: −$12,318
• − Property taxes: −$3,146
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$6,397
• Taxable loss: −$6,140
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-791/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: 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 — 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): 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

2 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-15 Listed $219,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $3,146 · +3.1% YoY. Source: county tax records.