157 Royal Ter · Harrisburg, PA 17103

$105,000

3 bd · 1.0 ba · 1,455 sqft · Townhouse public records · 12 Days on market

Built 1900 1,307 sqft lot Est $141k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick house on a nice quiet street. Perfect location for govt employees! Walk right across the bridge to downtown. Freshly updated with refinished original hardwood floors and granite countertops. Efficient natural gas heat. Hurry, you don't want to miss this!

Key facts

• Formal dining room
• Bonus enclosed porch
• Spacious living room

Tags

• BRICK SEMI-DETACHED HOME
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• KITCHEN SITUATED IN THE REAR
• BONUS ENCLOSED PORCH
• ORIGINAL HARDWOOD FLOORS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction; Permanent block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water on the property

Interior

• Kitchen: Gas oven/range; Range hood
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Plaster walls and ceilings; Full basement; Two or more access exits; Below average condition
• Laundry & utility: Hot water by natural gas

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 11.1% 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: 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 fast (+9.1%/yr); 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,531/mo this rent would consume 46% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1900 — 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: 1.46% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $141,135
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Hoerner St	0.29mi	3/1.5	1,532 (+5%)	2mo	$148,000	$97	74
1828 State St	0.59mi	3/1.0	1,496 (+3%)	2mo	$125,000	$84	66
1717 North St	0.50mi	3/2.5	1,418 (-2%)	1mo	$160,000	$113	66
116 Hoerner St	0.28mi	4/1.0 (+1)	1,283 (-12%)	1mo	$82,500	$64	62
1120 N 15th St	0.53mi	3/1.0	1,578 (+8%)	2mo	$165,000	$105	59
1712 Carnation St	0.47mi	3/1.0	1,296 (-11%)	3mo	$65,000	$50	57
1212 Derry St	0.35mi	4/1.5 (+1)	1,644 (+13%)	2mo	$175,000	$106	54
1814 Forster St	0.63mi	3/1.0	1,259 (-14%)	2mo	$160,000	$127	47
1937 Zarker St	0.74mi	4/1.0 (+1)	1,568 (+8%)	2mo	$125,000	$80	46
1103 N 16th St	0.56mi	3/2.0	1,662 (+14%)	2mo	$172,500	$104	45
1816 Boas St	0.68mi	3/1.0	1,272 (-13%)	3mo	$115,000	$90	45
1403 N 15th St	0.68mi	4/2.0 (+1)	1,571 (+8%)	3mo	$140,000	$89	43

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: 14.2%
• Equity multiple: 1.60×
• Total profit: $17,705
• Equity at exit: $15,656

10-year hold

• IRR: 26.6%
• Equity multiple: 3.95×
• Total profit: $86,716
• Equity at exit: $9,078

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 17103

• Rents YoY: 9.1%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$551
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $417

Break-even live

Break-even rent $1,003

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $476	-5% $447	+0% $417	+5% $387	+10% $358
Rent	-10% $296	-5% $357	+0% $417	+5% $478	+10% $538
Rate	-1.0pp $470	-0.5pp $444	base $417	+0.5pp $390	+1.0pp $362

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	0.16mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.21mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	0.23mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	44d	1	0.30mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	0.42mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.53mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	0.55mi
319 Market St Harrisburg, PA	2.0	1.5	990	$1,135	$1.15	44d	1	0.56mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	44d	1	0.57mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	44d	1	0.57mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	24d	1	0.60mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	0.61mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	0.61mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	44d	1	0.61mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	24d	1	0.63mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	22d	1	0.65mi
210 Walnut St Unit 206 Harrisburg, PA	2.0	1.0	1007	$1,695	$1.68	14d	1	0.67mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	0.69mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	0.69mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	24d	1	0.76mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	0.77mi
116 Pine St Harrisburg, PA	1.0–2.0	1.0–2.0	900	$1,638	$1.82	14d	14	0.78mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	24d	1	0.79mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	44d	1	0.79mi
719 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	1000	$1,150	$1.15	14d	1	0.80mi
122 State St Apt 2 Harrisburg, PA	2.0	1.0	1250	$1,725	$1.38	14d	1	0.80mi
612 N 2nd St Apt 3 Harrisburg, PA	2.0	1.0	1100	$1,545	$1.40	44d	1	0.80mi
612 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1050	$1,445	$1.38	44d	1	0.80mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	24d	1	0.81mi
618 N 2nd St Harrisburg, PA	2.0	1.0	1000	$1,050	$1.05	24d	1	0.81mi
321 N Front St Unit 102 Harrisburg, PA	2.0	2.5	1562	$2,395	$1.53	44d	1	0.83mi
1122 Green St #14 Harrisburg, PA	2.0	1.0	918	$1,895	$2.06	44d	1	0.83mi
920 N 2nd St Unit 1 Harrisburg, PA	2.0	1.0	900	$1,475	$1.64	14d	1	0.85mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	44d	1	0.86mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	44d	1	0.87mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	44d	1	0.88mi
1320 Penn St Harrisburg, PA	2.0	1.0	1193	$1,495	$1.25	44d	1	0.92mi
644 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,295	$1.00	44d	1	0.97mi
640 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,650	$1.28	44d	1	0.97mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	44d	1	1.00mi

Listing history 11 events

1. 2026-06-18
   days on market $105,000 Active 12 DOM
2. 2026-06-17
   days on market $105,000 Active 11 DOM
3. 2026-06-16
   days on market $105,000 Active 10 DOM
4. 2026-06-15
   days on market $105,000 Active 9 DOM
5. 2026-06-14
   days on market $105,000 Active 7 DOM
6. 2026-06-13
   days on market $105,000 Active 6 DOM
7. 2026-06-10
   days on market $105,000 Active 4 DOM
8. 2026-06-09
   days on market $105,000 Active 3 DOM
9. 2026-06-08
   days on market $105,000 Active 2 DOM
10. 2026-06-07
    remarks 689-char remark
11. 2026-06-07
    listed $105,000 Active 1 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,376
• − Mortgage interest: −$5,882
• − Property taxes: −$2,380
• − Insurance: −$525
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,055
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,142/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): 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

+337.5% since first listed

14 events — show timeline

• 2026-06-06 Listed $105,000 BRIGHT MLS
• 2023-01-05 Sold (Public Records) $99,900 Public Records
• 2022-12-27 Sold (MLS) $99,900 BRIGHT MLS
• 2022-11-15 Pending — BRIGHT MLS
• 2022-10-30 Listed $99,900 BRIGHT MLS
• 2022-10-05 Listing Removed — BRIGHT MLS
• 2022-09-15 Relisted — BRIGHT MLS
• 2022-09-06 Pending — BRIGHT MLS
• 2022-04-05 Listed $99,900 BRIGHT MLS
• 2022-02-19 Listing Removed — BRIGHT MLS
• 2021-09-22 Price Changed $99,900 BRIGHT MLS
• 2021-09-01 Price Changed $104,900 BRIGHT MLS
• 2021-07-22 Listed $109,900 BRIGHT MLS
• 1985-11-07 Sold (Public Records) $24,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,380 · +1.7% YoY. Source: county tax records.