1201-1203 Market St · Harrisburg, PA 17103

$330,000

5 bd · 1.0 ba · 2,652 sqft · MultiFamily public records · 17 Days on market

Built 1915 1,742 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

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

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

IN EXCELLENT CONDITION. 5 BEDROOMS, ALL BRICK -FENCED IN YARD WITH PARKING IN REAR. NEWER ROOF! YWCA BEHIND THE PROPERTY. FRONT PORCH WITH AWNING. Both units offered in as is condition. $2,500 in closing cost help on full price.

Key facts

• Updated floorings
• Renovated
• Updated baths

Tags

• DUPLEX STYLE
• RENTAL INCOME
• RENOVATED
• UPDATED FLOORINGS
• UPDATED KITCHENS
• UPDATED BATHS

Property features AI

Finance

• Financial info: Assessed improvement value listed; Assessed land value listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 110-volt electric service; Electric hot water
• Home design: Semi-detached property; Fee simple ownership; Two residential units
• Construction: Brick construction; Brick/mortar foundation; Composite and rubber roofing; Built year per assessor
• Exterior features: Front porch(es)

Interior

• Bedrooms: Unit 1; Unit 2
• Heating & cooling: Baseboard hot water heating (electric); Ceiling fan cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/1-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive. Per door: $397/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 6.6% in Harrisburg — 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 84/100 on livability (#107 in PA, #826 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Harrisburg City SD (urban): math 6% / reading 13% proficiency, ranked #535 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harrisburg Hs (math 24% / reading 10%, grade F, #399 of 437 statewide, top 92%, 1,230 students, 100% FRL) — zoned schools average 100% FRL vs 82% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.1%/yr); 66 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $3,990/mo this rent would consume 120% of the median local household income ($40k/yr) (locally 1014% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $92k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $85k; list at $330k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $325,050 (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. Built in 1915 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.21% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $193,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Derry St	0.17mi	5/—	2,756 (+4%)	2mo	$200,900	$73	84
1252 Derry St	0.17mi	5/—	2,800 (+6%)	4mo	$200,900	$72	79
60 Balm St	0.14mi	6/— (+1)	2,890 (+9%)	17mo	$175,000	$61	59
1426 State St	0.40mi	5/—	2,390 (-10%)	8mo	$165,000	$69	58
129 N 13th St	0.24mi	4/— (-1)	2,322 (-12%)	12mo	$158,000	$68	53
109 Washington St	0.67mi	4/— (-1)	2,548 (-4%)	6mo	$439,000	$172	52
1414 State St	0.38mi	5/—	2,354 (-11%)	15mo	$224,900	$96	51
119 Locust St	0.74mi	4/— (-1)	2,513 (-5%)	8mo	$300,000	$119	45
512 S 13th St	0.52mi	6/— (+1)	2,280 (-14%)	5mo	$130,000	$57	43
1730 State St	0.57mi	4/— (-1)	2,320 (-12%)	10mo	$157,900	$68	39
1508 Boas St	0.65mi	4/— (-1)	2,970 (+12%)	16mo	$250,000	$84	32
1500-1506 Boas St	0.64mi	4/4.0 (-1)	2,970 (+12%)	18mo	$290,000	$98	18

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.20×
• Total profit: $18,316
• Equity at exit: $49,204

10-year hold

• IRR: 18.6%
• Equity multiple: 2.92×
• Total profit: $177,509
• Equity at exit: $28,532

Cash invested: $92,400 (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 17103

• Rents YoY: 9.1%
• Active inventory: 66
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,990 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$434 /mo · $5,209/yr
• Insurance: −$138
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $794

Break-even live

Break-even rent $2,984

Max offer price $330,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	1	$3,990
Total (2 units)			$3,990

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	43d	1	0.24mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	0.40mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	43d	1	0.43mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	14d	10	0.50mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	43d	1	0.50mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	0.50mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	23d	1	0.51mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	21d	1	0.55mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	0.56mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	23d	1	1.03mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	14d	1	1.15mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	43d	1	1.16mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	23d	1	1.16mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	21d	1	1.38mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	23d	1	1.43mi

Listing history 14 events

1. 2026-06-09
   status $330,000 Pending 17 DOM
2. 2026-06-08
   days on market $330,000 Active 17 DOM
3. 2026-06-07
   days on market $330,000 Active 16 DOM
4. 2026-06-03
   days on market $330,000 Active 12 DOM
5. 2026-06-02
   days on market $330,000 Active 11 DOM
6. 2026-06-01
   days on market $330,000 Active 10 DOM
7. 2026-05-31
   days on market $330,000 Active 9 DOM
8. 2026-05-31
   days on market $330,000 Active 8 DOM
9. 2026-05-22
   listed $330,000 Active
10. 2021-12-30
    soldstatus $85,000
11. 2005-12-13
    soldstatus $72,000
12. 2003-07-30
    soldstatus $40,000 228-char remark

    Show marketing remark (228 chars)

    IN EXCELLENT CONDITION. 5 BEDROOMS, ALL BRICK -FENCED IN YARD WITH PARKING IN REAR. NEWER ROOF! YWCA BEHIND THE PROPERTY. FRONT PORCH WITH AWNING. Both units offered in as is condition. $2,500 in closing cost help on full price.

13. 2002-11-29
    listed $40,000 228-char remark

    Show marketing remark (228 chars)

    IN EXCELLENT CONDITION. 5 BEDROOMS, ALL BRICK -FENCED IN YARD WITH PARKING IN REAR. NEWER ROOF! YWCA BEHIND THE PROPERTY. FRONT PORCH WITH AWNING. Both units offered in as is condition. $2,500 in closing cost help on full price.

14. 2002-11-29
    historical 228-char remark

    Show marketing remark (228 chars)

    IN EXCELLENT CONDITION. 5 BEDROOMS, ALL BRICK -FENCED IN YARD WITH PARKING IN REAR. NEWER ROOF! YWCA BEHIND THE PROPERTY. FRONT PORCH WITH AWNING. Both units offered in as is condition. $2,500 in closing cost help on full 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: $5,209 · $434/mo
• Projected year-2 tax: $5,212 · $434/mo
• Expected delta: +$2/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,880
• − Mortgage interest: −$18,485
• − Property taxes: −$5,209
• − Insurance: −$2,316
• − Repairs & maintenance: −$3,830
• − Management: −$3,830
• − Depreciation: −$9,600
• Taxable income: $4,608
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $8,427/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: Harrisburg City SD
• NCES district ID: 4211580
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $33,432
• Composite: 7.6/100
• National rank: #9945
• State rank: #535 of 539 in PA

Livability — Harrisburg

• Score: 84/100
• State rank: #107
• US rank: #826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, PA
• County: Dauphin County · 247,857 people
• City population: 184,296
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 13,115
• Household income: $39,825
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 1014.0

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 0.66)
• Race & ethnicity: Black 47% Hispanic / Latino 31% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 18% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 11% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -119.52%
• Current HPI: 211.455
• Rent YoY: ▲ 9.09%
• 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

+725.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $330,000 BRIGHT MLS
• 2021-12-30 Sold (Public Records) $85,000 Public Records
• 2005-12-13 Sold (Public Records) $72,000 Public Records
• 2003-07-30 Sold (MLS) $40,000 BRIGHT MLS
• 2002-11-29 Listing Removed — BRIGHT MLS
• 2002-11-29 Listed $40,000 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $5,209 · +1.6% YoY. Source: county tax records.