13 Jefferson St · Steelton, PA 17113

$189,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 130 Days on market

Built 1900 436 sqft lot ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 13 Jefferson Street, Steelton, PA This beautifully renovated home has undergone a major rehab with all renovations fully permitted and approved by the township, offering true peace of mind to the next owner. Updates include brand-new plumbing, electrical, HVAC, windows, flooring, a completely updated kitchen, and brand-new appliances. Conveniently located just minutes from Harrisburg, this move-in-ready property offers easy access to major highways, shopping, dining, and everyday conveniences. Inside, the home features a functional layout with comfortable living space, complemented by new flooring throughout and energy-efficient windows that enhance both comfort and efficiency. W

Key facts

• Renovated home
• New plumbing
• New hvac

Tags

• RENOVATED HOME
• NEW PLUMBING
• NEW ELECTRICAL
• NEW HVAC
• NEW WINDOWS
• NEW FLOORING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas available; 100 Amp electric service
• Home design: Semi-detached property; East-facing main entrance; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Building not winterized; Year built (source: assessor)
• Exterior features: Above-grade and below-grade structures noted; Public water and public sewer available; Natural gas available

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: One full bathroom on the first upper level; One half bathroom on the main level; Total: 1 full bath, 1 half bath
• Heating & cooling: Heat pump(s) heating; Ductless/mini-split cooling (electric); 100 amp electric service; Natural gas hot water
• Interior features: Drywall walls and ceilings; Unfinished basement (approx. 450 below-grade area); Not in a federal flood zone; Accessible features include 32"+ wide doors; Property in very good condition
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.1% below list).
• Recommended offer: $126k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 7.1% in Steelton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 67/100 on livability (#971 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Steelton-Highspire SD (suburban): math 2% / reading 9% proficiency, ranked #538 of 539 in PA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Steelton-Highspire El Sch (math 2% / reading 12%, grade F, #1,491 of 1,518 statewide, top 98%, 738 students, 100% FRL); Steelton-Highspire Hs (math 2% / reading 6%, grade F, #434 of 437 statewide, top 99%, 599 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,477 (33.1% 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. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.67% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.8%
• Equity multiple: 0.10×
• Total profit: $-47,791
• Equity at exit: $28,181

10-year hold

• IRR: -24.4%
• Equity multiple: -0.20×
• Total profit: $-63,729
• Equity at exit: $16,341

Cash invested: $52,920 (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 17113

• Home prices YoY: -16.3%
• Active inventory: 68
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-269

Break-even live

Break-even rent $1,606

Max offer price $141,402

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-216	+0% $-269	+5% $-323	+10% $-376
Rent	-10% $-369	-5% $-319	+0% $-269	+5% $-219	+10% $-170
Rate	-1.0pp $-174	-0.5pp $-221	base $-269	+0.5pp $-318	+1.0pp $-368

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Pine St Unit 2 Steelton, PA	3.0	1.0	1100	$995	$0.90	45d	1	0.43mi
589 Yale St Harrisburg, PA	2.0	2.0	911	$1,549	$1.70	16d	1	0.97mi
209 Reno Ave Unit 2 New Cumberland, PA	3.0	1.0	771	$1,350	$1.75	16d	1	1.29mi
425 7th St New Cumberland, PA	2.0	1.5	1050	$975	$0.93	23d	1	1.46mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   price $189,000
3. 2026-04-05
   price $191,000
4. 2026-03-10
   price $194,000
5. 2025-12-21
   listed $195,000 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: $1,718 · $143/mo
• Projected year-2 tax: $2,352 · $196/mo
• Expected delta: +$634/yr (+$53/mo · 36.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,177
• − Mortgage interest: −$10,587
• − Property taxes: −$1,718
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$5,498
• Taxable loss: −$6,666
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $-1,633/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: Steelton-Highspire SD
• NCES district ID: 4222800
• Math proficiency: 2% ▼ -4.00%
• Reading proficiency: 9% ▼ -12.00%
• Median HH income: $40,685
• Composite: 4.98/100
• National rank: #10040
• State rank: #538 of 539 in PA

Livability — Steelton

• Score: 67/100
• State rank: #971
• US rank: #10606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steelton, PA
• County: Dauphin County · 247,857 people
• City population: 19,401
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 11,724
• Household income: $68,244
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 338.0

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 0.67)
• Race & ethnicity: White 48% Hispanic / Latino 24% Black 22% Two or more races 19% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 11% Cuban 2%
• Common ancestry: Romanian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 7% · Canada, India
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -54.73%
• Current HPI: 281.6906
• Rent YoY: —
• 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

-3.1% since first listed

5 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-13 Price Changed $189,000 BRIGHT MLS
• 2026-04-05 Price Changed $191,000 BRIGHT MLS
• 2026-03-10 Price Changed $194,000 BRIGHT MLS
• 2025-12-21 Listed $195,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $1,718 · +7.2% YoY. Source: county tax records.