427 Maclay St · Harrisburg, PA 17110

$150,000

3 bd · 2.0 ba · 2,142 sqft · Townhouse public records · 7 Days on market

Built 1891 1,307 sqft lot Est $216k · 31% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• 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

DON'T MISS THIS ADORABLE 3BR 1.5BA WELL MAINTAINED CITIFIED HOME! THIS HOME IS CITI WITH CHARM , ADORNED BY A CHARMING PRIVATE OUTSIDE BACK PATIO SPACE . .. .. TRULY A MUST SEE FOR THE PRICE!!!NO PARKING PERMIT REQUIRED! JUST BLOCKS AWAY FROM OUR NEW CAPITAL LOCATION!!!! UNDER 100,000 ! WHY RENT!!!!

Key facts

• Built 1891
• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service (200+ amp); Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Stone foundation; Rubber and metal roofs; Built year per assessor
• Exterior features: Decorative, fully privacy wood fencing at rear; Patio(s); Porch(es); Sidewalks

Interior

• Kitchen: Electric oven/range; Garbage disposal
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units; 200+ amp electrical service; Natural gas hot water
• Interior features: Level entry to main level; Enclosed patio and porches; Sidewalks; Full unfinished basement
• Laundry & utility: Washer and dryer in unit (located on upper floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% 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 (+1.6%/yr); 170 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — 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 $150,000

Questions for the listing agent

1. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $216,342
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Maclay St	0.10mi	3/2.5	2,273 (+6%)	4mo	$170,000	$75	80
2008 Green St	0.25mi	4/2.5 (+1)	2,124 (-1%)	1mo	$295,000	$139	79
2010 Green St	0.25mi	4/1.5 (+1)	2,124 (-1%)	6mo	$206,000	$97	75
261 Peffer St	0.22mi	3/2.0	2,009 (-6%)	6mo	$100,000	$50	74
1824 Green St	0.31mi	3/1.0	2,196 (+2%)	8mo	$185,000	$84	71
1730 Green St	0.37mi	3/2.5	2,288 (+7%)	0mo	$309,000	$135	69
1931 Green St	0.25mi	2/3.0 (-1)	2,310 (+8%)	0mo	$265,000	$115	66
1500 N 6th St #502	0.53mi	2/3.0 (-1)	2,135 (-0%)	2mo	$585,000	$274	64
2439 N 2nd St	0.55mi	3/2.5	1,990 (-7%)	2mo	$267,000	$134	59
2224 Green St	0.31mi	4/2.0 (+1)	1,824 (-15%)	4mo	$177,550	$97	52
2446 Reel St	0.44mi	4/1.5 (+1)	1,885 (-12%)	7mo	$150,000	$80	47
1330 Susquehanna St	0.67mi	4/1.5 (+1)	1,872 (-13%)	1mo	$190,000	$101	40

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,882
• Equity at exit: $22,365

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $12,027
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$787
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $328

Break-even live

Break-even rent $1,291

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	14d	1	0.10mi
325 Woodbine St Harrisburg, PA	2.0	1.0	1706	$1,350	$0.79	23d	1	0.13mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	43d	1	0.20mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	43d	1	0.21mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	14d	1	0.22mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	43d	1	0.28mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	23d	1	0.32mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	23d	1	0.36mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	43d	1	0.36mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	43d	1	0.36mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	43d	1	0.59mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	43d	1	0.67mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	23d	1	0.70mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	14d	1	0.74mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	14d	1	0.77mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	43d	1	0.83mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	43d	1	0.94mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	23d	1	0.98mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	43d	1	1.10mi
321 N Front St Unit 102 Harrisburg, PA	2.0	2.5	1562	$2,395	$1.53	43d	1	1.30mi
3216 Green St Harrisburg, PA	4.0	2.0	1550	$2,200	$1.42	14d	1	1.38mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	43d	1	1.42mi
52 Balm St Harrisburg, PA	3.0	1.0	1950	$1,495	$0.77	21d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 7 DOM
2. 2026-06-17
   days on market $150,000 Active 6 DOM
3. 2026-06-16
   days on market $150,000 Active 5 DOM
4. 2026-06-15
   days on market $150,000 Active 4 DOM
5. 2026-06-14
   days on market $150,000 Active 2 DOM
6. 2026-06-13
   statusdays on market $150,000 Active 1 DOM
7. 2026-06-10
   days on market $150,000 Coming Soon 6 DOM
8. 2026-06-09
   days on market $150,000 Coming Soon 5 DOM
9. 2026-06-08
   days on market $150,000 Coming Soon 4 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $150,000 Coming Soon 3 DOM

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$158/yr (+$13/mo · 7.7%)

ⓘ 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 6/10 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: $20,473
• − Mortgage interest: −$8,402
• − Property taxes: −$2,054
• − Insurance: −$750
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,364
• Taxable income: $1,628
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,540/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

+213.2% since first listed

6 events — show timeline

• 2026-06-04 Coming Soon $150,000 BRIGHT MLS
• 2018-10-23 Sold (Public Records) $60,000 Public Records
• 2018-10-19 Sold (MLS) $60,000 BRIGHT MLS
• 2018-09-09 Pending — BRIGHT MLS
• 2018-08-13 Listed $74,900 BRIGHT MLS
• 1993-08-03 Sold (Public Records) $47,900 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,054 · +1.6% YoY. Source: county tax records.