24-S S 17th St · Harrisburg, PA 17104

$139,900

5 bd · 1.0 ba · 2,448 sqft · Townhouse public records · 35 Days on market

Built 1900 1,307 sqft lot $57/sqft · 13% below area Est $135k · 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +5.8/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a prime opportunity in this charming fully remodeled 5-bedroom, 2.5-bathroom townhouse, built in 1900 and brimming with potential!! With a generous 2,050 square feet of living space, this traditional brick home offers a solid foundation for both immediate potential rental income or long-term appreciation. Situated on a compact 0.03-acre lot, this property is designed for efficiency and ease of maintenance, making it an ideal choice for savvy home owners or investors alike. The interior layout shows recent renovations, while the Natural Gas heating and Water heating system will keep your bills manageable. The dirt-floored basement, equipped with a drain, presents an opportunity for

Key facts

• Fully remodeled
• Natural gas heating
• Off street parking

Tags

• FULLY REMODELED
• NATURAL GAS HEATING
• WATER HEATING SYSTEM
• OFF STREET PARKING
• NO HOMEOWNERS ASSOCIATION FEES

Property features AI

Finance

• Financial info: Ownership: Fee simple; Reported total actual rent: $17,700

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Cable TV available; LTE internet service
• Home design: Interior townhouse/rowhouse; Finished above-grade area reported by assessor
• Construction: Brick construction; Permanent stone foundation; Other structures both above grade and below grade; Year built: estimated
• Exterior features: Not in a federal flood zone; Tidal water: No

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water baseboard heating and central heating; Natural gas heating fuel; 60+ gallon natural gas hot water tank
• Interior features: Basement with dirt floor and drain; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rowland Academy (math 3% / reading 9%, grade F, #509 of 512 statewide, top 99%, 588 students, 100% FRL); 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 fast (+4.4%/yr); 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,965/mo this rent would consume 51% of the median local household income ($47k/yr) (locally 1166% 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 $967 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $92k; list at $140k implies a 52% gain — meaningful room to come down on a strong offer.

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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.40% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $134,767
• List price: $139,900
• Delta: 3.81%
• 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
2012 Derry St	0.74mi	4/1.0 (-1)	2,193 (-10%)	5mo	$170,000	$78	39
1506 Allison St	0.45mi	4/2.0 (-1)	2,264 (-8%)	22mo	$150,000	$66	39
2016 Derry St	0.73mi	4/3.0 (-1)	2,200 (-10%)	7mo	$155,000	$70	30

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $18,179
• Equity at exit: $20,860

10-year hold

• IRR: 21.6%
• Equity multiple: 2.96×
• Total profit: $76,915
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$734
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $596

Break-even live

Break-even rent $1,210

Max offer price $139,900

Occupancy floor 65%

Sensitivity live

Price	-10% $675	-5% $636	+0% $596	+5% $556	+10% $517
Rent	-10% $441	-5% $518	+0% $596	+5% $674	+10% $751
Rate	-1.0pp $666	-0.5pp $632	base $596	+0.5pp $560	+1.0pp $523

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	24d	1	0.74mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	0.76mi
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	44d	1	1.02mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	1.17mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	14d	1	1.21mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	14d	10	1.29mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	44d	1	1.29mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	1.34mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 35 DOM
2. 2026-06-17
   days on market $139,900 Active 34 DOM
3. 2026-06-16
   days on market $139,900 Active 33 DOM
4. 2026-06-15
   status $139,900 Active 32 DOM
5. 2026-06-10
   status $139,900 Pending 32 DOM
6. 2026-06-09
   days on market $139,900 Active 32 DOM
7. 2026-06-08
   days on market $139,900 Active 31 DOM
8. 2026-06-07
   days on market $139,900 Active 30 DOM
9. 2026-06-03
   days on market $139,900 Active 26 DOM
10. 2026-06-02
    days on market $139,900 Active 25 DOM
11. 2026-06-01
    days on market $139,900 Active 24 DOM
12. 2026-05-31
    days on market $139,900 Active 23 DOM
13. 2026-05-31
    days on market $139,900 Active 22 DOM
14. 2026-05-08
    listed $145,000 Active 1207-char remark
15. 2025-01-31
    soldstatus $92,000
16. 2019-04-16
    historical
17. 2018-11-26
    listed $8,000 Active
18. 2018-05-04
    historical
19. 2017-11-06
    listed $15,000 Active
20. 2017-06-28
    historical
21. 2016-06-30
    listed $13,700

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$119/yr (+$10/mo · 6.1%)

ⓘ 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: $23,578
• − Mortgage interest: −$7,837
• − Property taxes: −$1,972
• − Insurance: −$700
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$4,070
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $5,897/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

+921.2% since first listed

11 events — show timeline

• 2026-06-15 Relisted — BRIGHT MLS
• 2026-06-09 Pending — BRIGHT MLS
• 2026-05-28 Price Changed $139,900 BRIGHT MLS
• 2026-05-08 Listed $145,000 BRIGHT MLS
• 2025-01-31 Sold (Public Records) $92,000 Public Records
• 2019-04-16 Listing Removed — BRIGHT MLS
• 2018-11-26 Listed $8,000 BRIGHT MLS
• 2018-05-04 Listing Removed — BRIGHT MLS
• 2017-11-06 Listed $15,000 BRIGHT MLS
• 2017-06-28 Listing Removed — BRIGHT MLS
• 2016-06-30 Listed $13,700 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $1,972 · +1.5% YoY. Source: county tax records.