8111 Chambers Hill Rd · Rutherford, PA 17111

$249,000

2 bd · 2.0 ba · 2,332 sqft · SingleFamily public records · 15 Days on market

Built 1954 7,405 sqft lot $107/sqft · 18% below area Est $283k · 12% 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 +12.8/15.0
• Cash flow +11.3/30.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 8111 Chambers Hill Rd in Harrisburg! This adorable 3 bedroom and 1.5 bath home is the home you've been wishing would become available. Features include a 2-car garage, economically gas heat, a living room and family room on the first level, a fenced-in yard with a fire pit and outdoor bar, as well as a partially finished lower level which includes a half bath, fireplace, a bar area for entertaining, and plenty of storage! Conveniently located just minutes from route 322 and 283 making your commute a breeze. Schedule a showing today before this opportunity is gone!

Key facts

• Built-in drawers
• Pellet stove
• Bar area

Tags

• PELLET STOVE
• PARTIALLY FINISHED LOWER LEVEL
• FIREPLACE
• BAR AREA
• CEDAR WOOD WALLS
• BUILT-IN DRAWERS

Property features AI

Finance

• Other: Ownership: Fee simple; Above-grade finished area estimated at 1,870; Below-grade finished area of 300 (assessor); Total below-grade area 300
• Financial info:
• HOA & community:

Exterior

• Parking: Detached front-entry garage with 2 garage spaces; 2 total garage/parking spaces
• Security:
• Utilities: Public water; Public sewer; Natural gas hot water; Municipal trash service
• Home design: Detached property
• Construction: Block foundation; Roof: Unknown
• Exterior features: Not in a federal flood zone; Other structures above and below grade; Tidal water: No; Pets allowed with no restrictions

Interior

• Kitchen:
• Bedrooms: 3 bedrooms on the main level
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom on a lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Estimated living area; Full basement; Two fireplaces
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.3% below list).
• Recommended offer: $201k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#1,007 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety 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 (+3.8%/yr); 178 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,000 (19.3% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $282,576
• List price: $249,000
• Delta: -11.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8150 Chambers Hill Rd	0.05mi	3/1.0 (+1)	2,197 (-6%)	14mo	$224,900	$102	67
8050 Chambers Hill Rd	0.06mi	3/2.0 (+1)	1,987 (-15%)	1mo	$355,000	$179	67
8151 Park Dr	0.09mi	3/1.5 (+1)	2,078 (-11%)	9mo	$265,000	$128	63
850 Cardinal Dr	0.45mi	3/1.5 (+1)	2,105 (-10%)	4mo	$348,000	$165	52
680 Cardinal Dr	0.44mi	3/1.5 (+1)	2,110 (-10%)	13mo	$269,900	$128	46
602 Oriole Ct	0.32mi	3/1.5 (+1)	1,990 (-15%)	11mo	$340,000	$171	45
8495 Kensi Ct	0.60mi	3/3.0 (+1)	2,536 (+9%)	7mo	$404,000	$159	42
406 Pleasant View Rd	0.66mi	3/1.5 (+1)	1,998 (-14%)	22mo	$360,000	$180	20

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 · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,646
• Equity at exit: $37,127

10-year hold

• IRR: -8.9%
• Equity multiple: 0.43×
• Total profit: $-39,937
• Equity at exit: $21,529

Cash invested: $69,720 (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 17111

• Rents YoY: 3.8%
• Active inventory: 178
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-92

Break-even live

Break-even rent $2,126

Max offer price $232,771

Occupancy floor 100%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7546 Stephen Dr Harrisburg, PA	3.0	2.5	1740	$2,050	$1.18	43d	1	0.85mi
7466 Stephen Dr Harrisburg, PA	3.0	2.5	2000	$2,499	$1.25	44d	1	0.91mi
7466 Stephen Dr Harrisburg, PA	2.0–3.0	2.5	1626	$1,789	$1.10	14d	1	0.91mi

Listing history 11 events

1. 2026-05-18
   price $249,000 997-char remark
2. 2026-05-11
   listed $275,000 Active 997-char remark
3. 2023-03-17
   soldstatus $237,500
4. 2023-03-10
   soldstatus $237,500 Closed 586-char remark

   Show marketing remark (586 chars)

   Welcome home to 8111 Chambers Hill Rd in Harrisburg! This adorable 3 bedroom and 1.5 bath home is the home you've been wishing would become available. Features include a 2-car garage, economically gas heat, a living room and family room on the first level, a fenced-in yard with a fire pit and outdoor bar, as well as a partially finished lower level which includes a half bath, fireplace, a bar area for entertaining, and plenty of storage! Conveniently located just minutes from route 322 and 283 making your commute a breeze. Schedule a showing today before this opportunity is gone!

5. 2023-02-06
   status Pending 586-char remark

   Show marketing remark (586 chars)

   Welcome home to 8111 Chambers Hill Rd in Harrisburg! This adorable 3 bedroom and 1.5 bath home is the home you've been wishing would become available. Features include a 2-car garage, economically gas heat, a living room and family room on the first level, a fenced-in yard with a fire pit and outdoor bar, as well as a partially finished lower level which includes a half bath, fireplace, a bar area for entertaining, and plenty of storage! Conveniently located just minutes from route 322 and 283 making your commute a breeze. Schedule a showing today before this opportunity is gone!

6. 2023-02-03
   listed $224,900 Active 586-char remark

   Show marketing remark (586 chars)

   Welcome home to 8111 Chambers Hill Rd in Harrisburg! This adorable 3 bedroom and 1.5 bath home is the home you've been wishing would become available. Features include a 2-car garage, economically gas heat, a living room and family room on the first level, a fenced-in yard with a fire pit and outdoor bar, as well as a partially finished lower level which includes a half bath, fireplace, a bar area for entertaining, and plenty of storage! Conveniently located just minutes from route 322 and 283 making your commute a breeze. Schedule a showing today before this opportunity is gone!

7. 2023-02-01
   historical $224,900 586-char remark

   Show marketing remark (586 chars)

   Welcome home to 8111 Chambers Hill Rd in Harrisburg! This adorable 3 bedroom and 1.5 bath home is the home you've been wishing would become available. Features include a 2-car garage, economically gas heat, a living room and family room on the first level, a fenced-in yard with a fire pit and outdoor bar, as well as a partially finished lower level which includes a half bath, fireplace, a bar area for entertaining, and plenty of storage! Conveniently located just minutes from route 322 and 283 making your commute a breeze. Schedule a showing today before this opportunity is gone!

8. 2017-10-06
   soldstatus $159,000
9. 2017-09-22
   soldstatus $159,000

   Show marketing remark (375 chars)

   Well maintained and move in condition. Features include modern kitchen complete with all appliances, 2 cozy fireplaces, large family room addition with fireplace, basement finished with a rec room and 1/2 bath, oversized 2 car garage with storage space and a utility shed. Fenced yard and covered patio. Many recent upgrades include 200 Amp Elec, HVAC, Vinyl siding and more.

10. 2017-04-09
    listed $159,900

    Show marketing remark (375 chars)

    Well maintained and move in condition. Features include modern kitchen complete with all appliances, 2 cozy fireplaces, large family room addition with fireplace, basement finished with a rec room and 1/2 bath, oversized 2 car garage with storage space and a utility shed. Fenced yard and covered patio. Many recent upgrades include 200 Amp Elec, HVAC, Vinyl siding and more.

11. 2001-02-12
    soldstatus $104,900

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,589 · $299/mo
• Expected delta: +$346/yr (+$29/mo · 10.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,120
• − Mortgage interest: −$13,948
• − Property taxes: −$3,243
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$7,244
• Taxable loss: −$5,419
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $198/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 — Rutherford

• Score: 67/100
• State rank: #1007
• US rank: #11116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 35,818
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 36,744
• Household income: $86,385
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 756.0

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 0.65)
• Race & ethnicity: White 53% Black 22% Asian 13% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · India, Canada, Vietnam
• Languages at home: 83% English-only · Other Indo-European 7% Spanish 6% Vietnamese 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: ▼ -140.67%
• Current HPI: 236.6936
• Rent YoY: ▲ 3.76%
• 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

+137.4% since first listed

12 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-18 Price Changed $249,000 BRIGHT MLS
• 2026-05-11 Listed $275,000 BRIGHT MLS
• 2023-03-17 Sold (Public Records) $237,500 Public Records
• 2023-03-10 Sold (MLS) $237,500 BRIGHT MLS
• 2023-02-06 Pending — BRIGHT MLS
• 2023-02-03 Listed $224,900 BRIGHT MLS
• 2023-02-01 Coming Soon $224,900 BRIGHT MLS
• 2017-10-06 Sold (Public Records) $159,000 Public Records
• 2017-09-22 Sold (MLS) $159,000 BRIGHT MLS
• 2017-04-09 Listed $159,900 BRIGHT MLS
• 2001-02-12 Sold (Public Records) $104,900 Public Records

Property tax history

+1.9%/yr

Latest (2026): $3,243 · +5.5% YoY. Source: county tax records.