1443 Berryhill St · Harrisburg, PA 17104

$119,995

3 bd · 1.5 ba · 1,638 sqft · SingleFamily public records · 106 Days on market

Built 1903 1,307 sqft lot $73/sqft · 46% above area Est $94k · 28% over ↓ 17% since listing

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +7.6/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1443 Berryhill Street, a beautifully renovated home updated in 2022 and ready for its next owners to move right in or grow their investment portfolio. Whether you are looking for a place to call home or a great investment opportunity, this property offers the updates, space, and functionality you’ve been searching for. The first floor welcomes you with an inviting entryway that leads into the bright living and dining room combination, creating a comfortable layout for everyday living. The updated kitchen offers modern finishes and additional space for dining, making it both practical and stylish. Upstairs, the second floor features two bedrooms, including a primary suite complete with its own private en-suite full bathroom. A second full bathroom is conveniently located in the hallway. The third floor provides a generously sized third bedroom, offering flexible space for a bedroom, office, or hobby room. Additional highlights include a nice, smaller fenced yard perfect for outdoor enjoyment without extensive maintenance. With its thoughtful updates, functional layout, and move-in ready condition, 1443 Berryhill Street is an excellent opportunity for homeowners and investors alike. Schedule your showing today to see everything this Berryhill beauty has to offer.

Key facts

• Flexible space
• Renovated home
• Fenced yard

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• PRIVATE EN-SUITE BATHROOM
• FENCED YARD
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.4%/yr); 67 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.26% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 6.6

CMA / ARV

• ARV (median comp): $93,594
• List price: $119,995
• Delta: 28.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 Swatara St	0.12mi	2/1.5 (-1)	1,590 (-3%)	10mo	$99,900	$63	77
1902 Rudy Rd	0.42mi	4/2.0 (+1)	1,708 (+4%)	5mo	$248,000	$145	62
1715 Revere St	0.51mi	4/2.0 (+1)	1,655 (+1%)	13mo	$210,000	$127	57
1121 S 19th St	0.71mi	3/1.5	1,562 (-5%)	7mo	$142,000	$91	54
1116 S 17th St	0.61mi	3/2.0	1,785 (+9%)	6mo	$189,900	$106	50
1701 Sycamore St	0.59mi	3/1.5	1,534 (-6%)	19mo	$200,000	$130	46
1903 Manada St	0.59mi	3/1.0	1,747 (+7%)	16mo	$192,500	$110	46
2009 Manada St	0.66mi	3/1.0	1,541 (-6%)	21mo	$125,000	$81	40
1925 Whitehall St	0.75mi	4/3.0 (+1)	1,693 (+3%)	13mo	$207,000	$122	38
125 N Linden St	0.73mi	3/1.5	1,406 (-14%)	6mo	$92,000	$65	38
1809 Sycamore St	0.62mi	3/1.5	1,411 (-14%)	15mo	$215,000	$152	35
1511 Randolph St	0.41mi	2/2.0 (-1)	1,420 (-13%)	21mo	$195,000	$137	34

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,102
• Equity at exit: $17,892

10-year hold

• IRR: 10.5%
• Equity multiple: 1.87×
• Total profit: $29,394
• Equity at exit: $10,375

Cash invested: $33,599 (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 17104

• Home prices YoY: -6.3%
• Rents YoY: 4.4%
• Active inventory: 67
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$629
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $252

Break-even live

Break-even rent $1,193

Max offer price $119,995

Occupancy floor 78%

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: $29,999
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	23d	1	0.03mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	23d	1	0.16mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	43d	1	0.16mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	21d	1	0.18mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	0.19mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	43d	1	0.23mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	43d	1	0.23mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	43d	1	0.43mi
1728 Paxton St Harrisburg, PA	3.0	1.5	1320	$1,295	$0.98	14d	1	0.46mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	43d	1	0.55mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	43d	1	0.58mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	0.58mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	0.62mi
52 Balm St Harrisburg, PA	3.0	1.0	1950	$1,495	$0.77	21d	1	0.67mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	0.67mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	43d	1	0.69mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.70mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	43d	1	0.70mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	0.72mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	43d	1	0.72mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	21d	1	0.91mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	43d	1	0.91mi
116 Pine St Harrisburg, PA	1.0–2.0	1.0–2.0	900	$1,638	$1.82	14d	14	1.13mi
321 N Front St Unit 102 Harrisburg, PA	2.0	2.5	1562	$2,395	$1.53	43d	1	1.19mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	23d	1	1.23mi
122 State St Apt 2 Harrisburg, PA	2.0	1.0	1250	$1,725	$1.38	14d	1	1.23mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	1.24mi
612 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1050	$1,445	$1.38	43d	1	1.27mi
612 N 2nd St Apt 3 Harrisburg, PA	2.0	1.0	1100	$1,545	$1.40	43d	1	1.27mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	43d	1	1.29mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	23d	1	1.35mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	23d	1	1.39mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	43d	1	1.44mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	43d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $119,995 Active 106 DOM
2. 2026-06-17
   days on market $119,995 Active 105 DOM
3. 2026-06-16
   days on market $119,995 Active 104 DOM
4. 2026-06-15
   days on market $119,995 Active 103 DOM
5. 2026-06-14
   days on market $119,995 Active 101 DOM
6. 2026-06-13
   days on market $119,995 Active 100 DOM
7. 2026-06-10
   days on market $119,995 Active 98 DOM
8. 2026-06-09
   days on market $119,995 Active 97 DOM
9. 2026-06-08
   days on market $119,995 Active 96 DOM
10. 2026-06-07
    days on market $119,995 Active 95 DOM
11. 2026-06-03
    days on market $119,995 Active 91 DOM
12. 2026-06-02
    days on market $119,995 Active 90 DOM
13. 2026-06-01
    days on market $119,995 Active 89 DOM
14. 2026-05-31
    days on market $119,995 Active 88 DOM
15. 2026-05-31
    days on market $119,995 Active 87 DOM
16. 2026-05-04
    price $119,995 1298-char remark

    Show marketing remark (1298 chars)

    Welcome to 1443 Berryhill Street, a beautifully renovated home updated in 2022 and ready for its next owners to move right in or grow their investment portfolio. Whether you are looking for a place to call home or a great investment opportunity, this property offers the updates, space, and functionality you’ve been searching for. The first floor welcomes you with an inviting entryway that leads into the bright living and dining room combination, creating a comfortable layout for everyday living. The updated kitchen offers modern finishes and additional space for dining, making it both practical and stylish. Upstairs, the second floor features two bedrooms, including a primary suite complete with its own private en-suite full bathroom. A second full bathroom is conveniently located in the hallway. The third floor provides a generously sized third bedroom, offering flexible space for a bedroom, office, or hobby room. Additional highlights include a nice, smaller fenced yard perfect for outdoor enjoyment without extensive maintenance. With its thoughtful updates, functional layout, and move-in ready condition, 1443 Berryhill Street is an excellent opportunity for homeowners and investors alike. Schedule your showing today to see everything this Berryhill beauty has to offer.

17. 2026-03-04
    listed $134,995 Active 1298-char remark

    Show marketing remark (1298 chars)

    Welcome to 1443 Berryhill Street, a beautifully renovated home updated in 2022 and ready for its next owners to move right in or grow their investment portfolio. Whether you are looking for a place to call home or a great investment opportunity, this property offers the updates, space, and functionality you’ve been searching for. The first floor welcomes you with an inviting entryway that leads into the bright living and dining room combination, creating a comfortable layout for everyday living. The updated kitchen offers modern finishes and additional space for dining, making it both practical and stylish. Upstairs, the second floor features two bedrooms, including a primary suite complete with its own private en-suite full bathroom. A second full bathroom is conveniently located in the hallway. The third floor provides a generously sized third bedroom, offering flexible space for a bedroom, office, or hobby room. Additional highlights include a nice, smaller fenced yard perfect for outdoor enjoyment without extensive maintenance. With its thoughtful updates, functional layout, and move-in ready condition, 1443 Berryhill Street is an excellent opportunity for homeowners and investors alike. Schedule your showing today to see everything this Berryhill beauty has to offer.

18. 2026-01-30
    historical
19. 2025-11-05
    price $144,995
20. 2025-08-07
    listed $149,995 Active
21. 2025-08-04
    historical
22. 2022-04-07
    soldstatus $144,995
23. 2022-04-02
    listed $144,995
24. 2022-03-31
    price $1,275
25. 2022-03-30
    soldstatus $144,995

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $18,139
• − Mortgage interest: −$6,722
• − Property taxes: −$3,156
• − Insurance: −$600
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,491
• Taxable income: $1,269
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,718/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): 18,541
• Household income: $46,510
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1166.0

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 0.69)
• Race & ethnicity: Black 44% Hispanic / Latino 29% White 19% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 21% Dominican 6%
• Common ancestry: Polish 1% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% Chinese 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: ▼ -22.83%
• Current HPI: 340.2808
• Rent YoY: ▲ 4.43%
• 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

-17.2% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $119,995 BRIGHT MLS
• 2026-03-04 Listed $134,995 BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-11-05 Price Changed $144,995 BRIGHT MLS
• 2025-08-07 Listed $149,995 BRIGHT MLS
• 2025-08-04 Coming Soon — BRIGHT MLS
• 2022-04-07 Sold (Public Records) $144,995 Public Records
• 2022-04-02 Listed $144,995 BRIGHT MLS
• 2022-03-31 Price Changed $1,275 RENT.
• 2022-03-30 Sold (MLS) $144,995 BRIGHT MLS

Property tax history

+8.9%/yr

Latest (2026): $3,156 · -12.2% YoY. Source: county tax records.