2639 Booser Ave · Penbrook, PA 17103

$185,000

5 bd · 2.0 ba · 2,256 sqft · MultiFamily public records · 5 Days on market

Built 1900 1,742 sqft lot Est $230k · 20% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.8/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• 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

This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

Key facts

• 1,742 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Financial info: Two total units, both currently leased (long-term); Total actual rent reported: $20,340

Exterior

• Parking: Attached front-entry garage (1 space); Off-street parking
• Utilities: Public water; Public sewer; Electric and natural gas service
• Home design: Semi-detached structure; Frame construction; Stone foundation; Estimated year built
• Construction: Frame construction; Stone foundation; Porch(es)
• Exterior features: Porch(es)

Interior

• Bedrooms: Two-unit property: one 1-bedroom unit and one 3-bedroom unit
• Heating & cooling: Baseboard electric heating; Forced air heating; Window air conditioning units; Heating and hot water from electric and natural gas
• Interior features: Full, unfinished basement; Exterior lighting; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 77/100 on livability (#345 in PA, #3,033 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: commute D-.
• 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 East Shs (math 50% / reading 15%, grade F, #330 of 437 statewide, top 76%, 1,590 students, 100% FRL) — zoned schools average 100% FRL vs 33% district-wide (67 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,393/mo this rent would consume 72% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $185,000

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.29% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $230,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 S 28th St	0.12mi	4/— (-1)	2,128 (-6%)	20mo	$227,000	$107	64
2402 Boas St	0.22mi	5/—	2,047 (-9%)	19mo	$209,000	$102	58
2540 Penbrook Ave	0.12mi	4/3.0 (-1)	2,400 (+6%)	20mo	$240,000	$100	58

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: 10.9%
• Equity multiple: 1.46×
• Total profit: $23,741
• Equity at exit: $27,584

10-year hold

• IRR: 23.7%
• Equity multiple: 3.53×
• Total profit: $131,165
• Equity at exit: $15,995

Cash invested: $51,800 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$970
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $645

Break-even live

Break-even rent $1,577

Max offer price $185,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,394
Total (2 units)			$2,393

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	21d	1	0.24mi
118 Short St Harrisburg, PA	4.0	1.5	2300	$1,695	$0.74	44d	1	0.72mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	14d	1	0.77mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	21d	1	1.05mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	1.07mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	1.12mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	1.18mi
613 Frances Dr Harrisburg, PA	6.0	3.0	2014	$3,500	$1.74	14d	1	1.32mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	1.43mi

Listing history 24 events

1. 2026-05-08
   status Pending 430-char remark
2. 2026-05-04
   listed $185,000 Active 430-char remark
3. 2026-04-30
   historical $185,000 430-char remark
4. 2023-09-28
   historical $800
5. 2023-09-13
   price $800
6. 2023-08-29
   listed $850
7. 2020-10-30
   soldstatus $112,500 Closed 787-char remark

   Show marketing remark (787 chars)

   This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

8. 2020-10-30
   soldstatus $112,500

   Show marketing remark (787 chars)

   This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

9. 2020-09-26
   status Pending 787-char remark

   Show marketing remark (787 chars)

   This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

10. 2020-09-04
    price $114,900 787-char remark

    Show marketing remark (787 chars)

    This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

11. 2020-08-14
    soldstatus $55,000
12. 2020-08-13
    listed $125,000 Active 787-char remark

    Show marketing remark (787 chars)

    This fantastic rental is just waiting for its new owners. This property offers 2 units! The first floor unit is a 1 bedroom, 1 bathroom. The current lease is through March but the tenant is willing to leave early. The current rent for that unit is $500 due to a previously family member living in the unit. HOWEVER, could easily be $900 per month. The single car garage could also be added to the lease for additional income. The heating for the first floor unit is electric baseboard. The second unit is a 3 bedroom with a potential 4th bedroom. The heat for the second unit is natural gas forced air. The flooring in both units is carpet in the bedrooms, laminate planking flooring in the living areas, tile flooring in the bathroom. This is an awesome opportunity! Check it out today!

13. 2015-07-31
    historical
14. 2014-08-29
    listed $75,900
15. 2011-11-07
    soldstatus $58,500
16. 2011-10-28
    soldstatus $58,500
17. 2011-09-01
    historical
18. 2011-08-05
    listed $64,900
19. 2007-02-07
    soldstatus $80,637
20. 2007-02-02
    soldstatus $84,900
21. 2006-12-11
    historical
22. 2006-11-30
    listed $84,900
23. 1999-04-01
    soldstatus $44,000
24. 1986-09-22
    soldstatus $52,500

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,653 · $221/mo
• Expected delta: +$270/yr (+$22/mo · 11.3%)

ⓘ 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,716
• − Mortgage interest: −$10,363
• − Property taxes: −$2,383
• − Insurance: −$925
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$5,382
• Taxable income: $5,069
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $6,519/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 — Penbrook

• Score: 77/100
• State rank: #345
• US rank: #3033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penbrook, PA
• County: Dauphin County · 247,857 people
• 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

+254.5% since first listed

26 events — show timeline

• 2026-06-08 Sold (Public Records) $186,125 Public Records
• 2026-06-05 Sold (MLS) $186,125 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-04 Listed $185,000 BRIGHT MLS
• 2026-04-30 Coming Soon $185,000 BRIGHT MLS
• 2023-09-28 Rental Removed $800 APPFOLIO
• 2023-09-13 Price Changed $800 APPFOLIO
• 2023-08-29 Listed for Rent $850 APPFOLIO
• 2020-10-30 Sold (Public Records) $112,500 Public Records
• 2020-10-30 Sold (MLS) $112,500 BRIGHT MLS
• 2020-09-26 Pending — BRIGHT MLS
• 2020-09-04 Price Changed $114,900 BRIGHT MLS
• 2020-08-14 Sold (Public Records) $55,000 Public Records
• 2020-08-13 Listed $125,000 BRIGHT MLS
• 2015-07-31 Listing Removed — BRIGHT MLS
• 2014-08-29 Listed $75,900 BRIGHT MLS
• 2011-11-07 Sold (Public Records) $58,500 Public Records
• 2011-10-28 Sold (MLS) $58,500 BRIGHT MLS
• 2011-09-01 Listing Removed — BRIGHT MLS
• 2011-08-05 Listed $64,900 BRIGHT MLS
• 2007-02-07 Sold (Public Records) $80,637 Public Records
• 2007-02-02 Sold (MLS) $84,900 BRIGHT MLS
• 2006-12-11 Listing Removed — BRIGHT MLS
• 2006-11-30 Listed $84,900 BRIGHT MLS
• 1999-04-01 Sold (Public Records) $44,000 Public Records
• 1986-09-22 Sold (Public Records) $52,500 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,383 · +4.3% YoY. Source: county tax records.