216 North St · Millersburg, PA 17061

$105,000

3 bd · 1.0 ba · 1,273 sqft · SingleFamily public records · 115 Days on market

Built 1900 1,254 sqft lot $82/sqft · 15% below area Est $128k · 18% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tenant occupied investment! Come view this well- kept, semi-detached home in the heart of Millersburg! The main floor has living room, dining room, and kitchen. Full bath on the second floor, a walkthrough bonus room off one of the 2 bedrooms. Schedule a showing today!

Key facts

• Built 1900
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#480 in PA, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Millersburg Area SD (town): math 36% / reading 51% proficiency, ranked #288 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lenkerville El Sch (math 52% / reading 57%, grade C, #504 of 1,518 statewide, top 37%, 313 students, 49% FRL); Millersburg Area Ms (math 17% / reading 47%, grade F, #362 of 512 statewide, top 71%, 157 students, 39% FRL); Millersburg Area Shs (math 64%, 229 students, 42% FRL).
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1900 — 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $128,268
• List price: $105,000
• Delta: -18.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Railroad St	0.30mi	3/2.0	1,120 (-12%)	7mo	$74,900	$67	56
410 Chestnut St	0.46mi	2/1.0 (-1)	1,356 (+6%)	23mo	$134,900	$99	43
795 State St	0.53mi	3/1.5	1,462 (+15%)	6mo	$196,000	$134	43
320 Berrysburg Rd	0.56mi	3/1.0	1,394 (+10%)	19mo	$205,000	$147	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.52×
• Total profit: $15,328
• Equity at exit: $36,965

10-year hold

• IRR: 13.8%
• Equity multiple: 2.71×
• Total profit: $50,333
• Equity at exit: $50,002

Cash invested: $29,400 (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 17061

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $193

Break-even live

Break-even rent $961

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $252	-5% $222	+0% $193	+5% $163	+10% $133
Rent	-10% $98	-5% $145	+0% $193	+5% $240	+10% $288
Rate	-1.0pp $246	-0.5pp $219	base $193	+0.5pp $165	+1.0pp $138

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	25d	1	0.60mi
123 Natures Trl Millersburg, PA	2.0	3.0	1440	$1,625	$1.13	25d	1	1.16mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $105,000 Pending 115 DOM
2. 2026-06-04
   days on market $105,000 Active 114 DOM
3. 2026-06-02
   days on market $105,000 Active 113 DOM
4. 2026-06-01
   days on market $105,000 Active 112 DOM
5. 2026-05-31
   days on market $105,000 Active 111 DOM
6. 2026-03-17
   price $105,000 270-char remark

   Show marketing remark (270 chars)

   Tenant occupied investment! Come view this well- kept, semi-detached home in the heart of Millersburg! The main floor has living room, dining room, and kitchen. Full bath on the second floor, a walkthrough bonus room off one of the 2 bedrooms. Schedule a showing today!

7. 2026-02-09
   listed $109,000 Active 270-char remark

   Show marketing remark (270 chars)

   Tenant occupied investment! Come view this well- kept, semi-detached home in the heart of Millersburg! The main floor has living room, dining room, and kitchen. Full bath on the second floor, a walkthrough bonus room off one of the 2 bedrooms. Schedule a showing today!

8. 2026-02-09
   historical $109,000 270-char remark

   Show marketing remark (270 chars)

   Tenant occupied investment! Come view this well- kept, semi-detached home in the heart of Millersburg! The main floor has living room, dining room, and kitchen. Full bath on the second floor, a walkthrough bonus room off one of the 2 bedrooms. Schedule a showing today!

9. 2021-11-01
   historical
10. 2021-10-15
    price $82,000
11. 2021-09-25
    listed $85,000 Active

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $1,974 · $165/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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,455
• − Mortgage interest: −$5,882
• − Property taxes: −$1,974
• − Insurance: −$525
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,055
• Taxable income: $706
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,143/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: Millersburg Area SD
• NCES district ID: 4215360
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 51% ▼ -14.00%
• Median HH income: $50,625
• Composite: 37.4/100
• National rank: #4426
• State rank: #288 of 539 in PA

Livability — Millersburg

• Score: 74/100
• State rank: #480
• US rank: #4444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millersburg, PA
• Population (ZIP): 6,825

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Romanian 3% Polish 2% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 94% English-only · German/W. Germanic 4% 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: ▲ 1.20%
• Current HPI: 271.943
• Rent YoY: —
• Metro: —
• 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

+23.5% since first listed

6 events — show timeline

• 2026-03-17 Price Changed $105,000 BRIGHT MLS
• 2026-02-09 Listed $109,000 BRIGHT MLS
• 2026-02-09 Coming Soon $109,000 BRIGHT MLS
• 2021-11-01 Listing Removed — BRIGHT MLS
• 2021-10-15 Price Changed $82,000 BRIGHT MLS
• 2021-09-25 Listed $85,000 BRIGHT MLS

Property tax history

+4.2%/yr

Latest (2026): $1,974 · +11.1% YoY. Source: county tax records.