2503 Agate St · Harrisburg, PA 17110

$99,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 77 Days on market

Built 1920 1,306 sqft lot $83/sqft · at area comps Est $101k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied 3-bedroom, 1-bath home offering a solid investment opportunity. The property is currently lived in and may require some cosmetic updates, but features several improvements including a roof replaced in 2021. The kitchen has been updated with new flooring, countertops, appliances, drywall, and fresh paint, and the bathroom has been refreshed with new drywall, sink, mirror, and tub/shower. The home also features laminate flooring throughout the main living areas, with updated flooring in the kitchen and bathroom. Additional features include electric baseboard heating, public water and public sewer, and a full basement providing storage space. Property is tenant occupied and being sold as-is, making it a great opportunity for investors looking to add value with light improvements. No garage.

Key facts

• Laminate flooring
• Refreshed bathroom
• Full basement

Tags

• ROOF REPLACED
• UPDATED KITCHEN
• REFRESHED BATHROOM
• LAMINATE FLOORING
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 6.7% 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 (+1.6%/yr); 170 active listings in the ZIP; 38 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; 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.53% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (median comp): $101,346
• List price: $99,000
• Delta: -2.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3127 N 5th St	0.72mi	3/1.0	1,184 (-1%)	12mo	$177,000	$149	55
3135 Hoffman St	0.72mi	4/1.0 (+1)	1,247 (+4%)	4mo	$169,000	$136	51
2136 Susquehanna St	0.57mi	3/1.5	1,372 (+15%)	3mo	$167,500	$122	44

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.51×
• Total profit: $14,275
• Equity at exit: $14,761

10-year hold

• IRR: 20.9%
• Equity multiple: 2.65×
• Total profit: $45,658
• Equity at exit: $8,560

Cash invested: $27,720 (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 17110

• Rents YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$519
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $510

Break-even live

Break-even rent $870

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $566	-5% $538	+0% $510	+5% $482	+10% $454
Rent	-10% $390	-5% $450	+0% $510	+5% $570	+10% $630
Rate	-1.0pp $560	-0.5pp $535	base $510	+0.5pp $484	+1.0pp $458

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	44d	1	0.15mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	44d	1	0.19mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	44d	1	0.20mi
2609 N 5th St Harrisburg, PA	2.0	1.0	809	$1,525	$1.89	24d	1	0.20mi
2312 Orange St Harrisburg, PA	2.0	1.0	754	$1,230	$1.63	44d	1	0.33mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	14d	1	0.34mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	44d	1	0.39mi
2210 N 3rd St Unit 4 Harrisburg, PA	2.0	1.0	1330	$1,395	$1.05	14d	1	0.46mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	44d	1	0.48mi
2301 N 2nd St Harrisburg, PA	2.0	1.5	1325	$1,595	$1.20	44d	1	0.52mi
2042 N 4th St Harrisburg, PA	3.0	1.0	1090	$1,400	$1.28	44d	1	0.55mi
3003 Pennwood Rd Harrisburg, PA	3.0	1.0	900	$1,395	$1.55	14d	1	0.58mi
2801 N 2nd St Apt A2 Harrisburg, PA	3.0	1.5	1200	$1,495	$1.25	44d	1	0.59mi
1909 N 4th St Harrisburg, PA	2.0	1.0	1000	$1,240	$1.24	44d	1	0.65mi
269 Peffer St Harrisburg, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.68mi
1841 N 4th St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	24d	1	0.69mi
640 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,650	$1.28	44d	1	0.71mi
644 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,295	$1.00	44d	1	0.71mi
1841 N 3rd St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	14d	1	0.73mi
1839 Green St Harrisburg, PA	1.0–2.0	1.0	815	$1,595	$1.96	14d	1	0.78mi
1821 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1000	$1,299	$1.30	14d	1	0.85mi
3200 Green St Apt 1 Harrisburg, PA	2.0	1.0	800	$1,495	$1.87	44d	1	0.92mi
352 Harris St Harrisburg, PA	2.0	1.0	810	$1,350	$1.67	21d	1	0.94mi
1700 N 2nd St Apt 28 Harrisburg, PA	2.0	1.0	720	$1,095	$1.52	44d	1	0.97mi
1700 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	725	$1,145	$1.58	14d	1	0.97mi
1320 Penn St Harrisburg, PA	2.0	1.0	1193	$1,495	$1.25	44d	1	1.22mi
1211 Green St Apt 2 Harrisburg, PA	2.0	1.0	850	$1,095	$1.29	24d	1	1.29mi
273 Cumberland St Harrisburg, PA	2.0	1.0	865	$1,595	$1.84	14d	1	1.30mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	1.31mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	24d	1	1.31mi
1122 Green St #14 Harrisburg, PA	2.0	1.0	918	$1,895	$2.06	44d	1	1.33mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	24d	1	1.40mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	44d	1	1.40mi
923 N 3rd St Unit 1 Harrisburg, PA	2.0	1.0	853	$1,495	$1.75	24d	1	1.41mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	44d	1	1.42mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	24d	1	1.46mi
920 N 2nd St Unit 1 Harrisburg, PA	2.0	1.0	900	$1,475	$1.64	14d	1	1.47mi
916 May St Harrisburg, PA	2.0	1.5	810	$1,250	$1.54	14d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $99,000 Active 77 DOM
2. 2026-06-17
   days on market $99,000 Active 76 DOM
3. 2026-06-16
   days on market $99,000 Active 75 DOM
4. 2026-06-15
   price $99,000 Active 74 DOM
5. 2026-06-15
   days on market $109,900 Active 74 DOM
6. 2026-06-14
   days on market $109,900 Active 72 DOM
7. 2026-06-13
   days on market $109,900 Active 71 DOM
8. 2026-06-10
   days on market $109,900 Active 69 DOM
9. 2026-06-09
   days on market $109,900 Active 68 DOM
10. 2026-06-08
    days on market $109,900 Active 67 DOM
11. 2026-06-07
    days on market $109,900 Active 66 DOM
12. 2026-06-03
    days on market $109,900 Active 62 DOM
13. 2026-06-02
    days on market $109,900 Active 61 DOM
14. 2026-06-01
    days on market $109,900 Active 60 DOM
15. 2026-05-31
    days on market $109,900 Active 59 DOM
16. 2026-05-31
    days on market $109,900 Active 58 DOM
17. 2026-04-27
    price $109,900 814-char remark

    Show marketing remark (814 chars)

    Tenant-occupied 3-bedroom, 1-bath home offering a solid investment opportunity. The property is currently lived in and may require some cosmetic updates, but features several improvements including a roof replaced in 2021. The kitchen has been updated with new flooring, countertops, appliances, drywall, and fresh paint, and the bathroom has been refreshed with new drywall, sink, mirror, and tub/shower. The home also features laminate flooring throughout the main living areas, with updated flooring in the kitchen and bathroom. Additional features include electric baseboard heating, public water and public sewer, and a full basement providing storage space. Property is tenant occupied and being sold as-is, making it a great opportunity for investors looking to add value with light improvements. No garage.

18. 2026-04-02
    listed $115,000 Active 814-char remark

    Show marketing remark (814 chars)

    Tenant-occupied 3-bedroom, 1-bath home offering a solid investment opportunity. The property is currently lived in and may require some cosmetic updates, but features several improvements including a roof replaced in 2021. The kitchen has been updated with new flooring, countertops, appliances, drywall, and fresh paint, and the bathroom has been refreshed with new drywall, sink, mirror, and tub/shower. The home also features laminate flooring throughout the main living areas, with updated flooring in the kitchen and bathroom. Additional features include electric baseboard heating, public water and public sewer, and a full basement providing storage space. Property is tenant occupied and being sold as-is, making it a great opportunity for investors looking to add value with light improvements. No garage.

19. 2020-11-25
    soldstatus $45,000
20. 2007-04-30
    soldstatus $34,000
21. 2007-04-16
    soldstatus $34,000 237-char remark

    Show marketing remark (237 chars)

    Nicely rehabbed 2story in N Harrirburg. New roof, plumbing, drywall, floors. Cabinets are oak, gas range/oven, new gas wter heater. new blinds. private rear yard with fence. move in. clear city letter. Listing agent is related to seller.

22. 2007-03-08
    listed $35,000 237-char remark

    Show marketing remark (237 chars)

    Nicely rehabbed 2story in N Harrirburg. New roof, plumbing, drywall, floors. Cabinets are oak, gas range/oven, new gas wter heater. new blinds. private rear yard with fence. move in. clear city letter. Listing agent is related to seller.

23. 2006-12-15
    soldstatus $6,500
24. 2006-10-24
    listed $7,000
25. 1999-09-17
    soldstatus $25,000
26. 1990-05-17
    soldstatus $14,416

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$22/yr (+$2/mo · 1.4%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,182
• − Mortgage interest: −$5,546
• − Property taxes: −$1,521
• − Insurance: −$495
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$2,880
• Taxable income: $4,832
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,958/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): 27,364
• Household income: $80,699
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1037.0

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: White 47% Black 32% Hispanic / Latino 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, India, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% 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: ▼ -144.07%
• Current HPI: 257.826
• Rent YoY: ▲ 1.55%
• 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

+662.3% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $109,900 BRIGHT MLS
• 2026-04-02 Listed $115,000 BRIGHT MLS
• 2020-11-25 Sold (Public Records) $45,000 Public Records
• 2007-04-30 Sold (Public Records) $34,000 Public Records
• 2007-04-16 Sold (MLS) $34,000 BRIGHT MLS
• 2007-03-08 Listed $35,000 BRIGHT MLS
• 2006-12-15 Sold (MLS) $6,500 BRIGHT MLS
• 2006-10-24 Listed $7,000 BRIGHT MLS
• 1999-09-17 Sold (Public Records) $25,000 Public Records
• 1990-05-17 Sold (Public Records) $14,416 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,521 · +1.6% YoY. Source: county tax records.