2572 Lexington St · Harrisburg, PA 17110

$165,000

4 bd · 2.0 ba · 2,028 sqft · MultiFamily public records · 4 Days on market

Built 1916 871 sqft lot Est $172k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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 2 unit has been priced to sell; in "AS IS" condition. All offers will be considered. All offers will be submitted online by buyers agent.

Key facts

• Built 1916
• Listed 3 days

Property features AI

Finance

• Financial info: Two total units; both currently leased

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: End of row / townhouse; Fee simple ownership; Estimated year built
• Construction: Brick construction; Stone foundation; Above-grade structures
• Exterior features: Corner lot location (corner of Radnor and Lexington); No tidal water

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Heating & cooling: Radiator heating; Natural gas fuel; Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 14.8% 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 (+1.6%/yr); 173 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 42% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $22k; list at $165k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $165,000

Questions for the listing agent

1. Built in 1916 — 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 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: 1.72% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.39%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $172,380
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2628 N 6th St	0.08mi	3/2.0 (-1)	1,890 (-7%)	6mo	$160,000	$85	75
522 Schuylkill St	0.11mi	3/2.0 (-1)	1,942 (-4%)	13mo	$173,500	$89	72
514 Emerald St	0.34mi	5/— (+1)	1,938 (-4%)	1mo	$151,500	$78	71
2450 N 6th St	0.16mi	5/— (+1)	2,178 (+7%)	11mo	$160,000	$73	66
2210 N 6th St	0.45mi	4/2.0	1,890 (-7%)	6mo	$160,000	$85	63
2222 N 3rd St	0.47mi	3/2.0 (-1)	1,972 (-3%)	9mo	$160,000	$81	61
633 Emerald St	0.38mi	5/— (+1)	1,836 (-10%)	6mo	$160,000	$87	56
228 Emerald St	0.48mi	4/—	2,296 (+13%)	8mo	$189,000	$82	49
3115 N 3rd St	0.67mi	3/— (-1)	2,043 (+1%)	20mo	$318,000	$156	46
623 Camp St	0.43mi	4/—	1,785 (-12%)	17mo	$127,000	$71	45

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: 23.4%
• Equity multiple: 1.95×
• Total profit: $43,705
• Equity at exit: $24,602

10-year hold

• IRR: 30.4%
• Equity multiple: 3.55×
• Total profit: $117,764
• Equity at exit: $14,266

Cash invested: $46,200 (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: 173
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$865
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,170

Break-even live

Break-even rent $1,353

Max offer price $165,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,263	-5% $1,217	+0% $1,170	+5% $1,123	+10% $1,077
Rent	-10% $946	-5% $1,058	+0% $1,170	+5% $1,282	+10% $1,394
Rate	-1.0pp $1,253	-0.5pp $1,212	base $1,170	+0.5pp $1,127	+1.0pp $1,084

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,308
1× unit	3	1	$1,526
Total (2 units)			$2,834

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	45d	1	0.06mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	15d	1	0.19mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	45d	1	0.20mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	45d	1	0.21mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	15d	1	0.21mi
652 Emerald St Harrisburg, PA	5.0	1.0	1550	$1,740	$1.12	45d	1	0.35mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	15d	1	0.38mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	45d	1	0.43mi
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	15d	1	0.59mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	45d	1	0.59mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	45d	1	0.68mi
3216 Green St Harrisburg, PA	4.0	2.0	1550	$2,200	$1.42	15d	1	0.83mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	25d	1	0.85mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	25d	1	0.89mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	45d	1	0.89mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	25d	1	1.26mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	45d	1	1.40mi

Listing history 3 events

1. 2026-06-21
   days on market $165,000 Active 4 DOM
2. 2026-06-17
   remarks 150-char remark
3. 2026-06-17
   listed $165,000 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: $1,618 · $135/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$495/yr (+$41/mo · 30.6%)

ⓘ 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 ≥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: $34,008
• − Mortgage interest: −$9,243
• − Property taxes: −$1,618
• − Insurance: −$825
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$4,800
• Taxable income: $12,081
• Est. tax owed @ 24.0%: −$2,900
• After-tax cash flow: $11,141/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

+650.0% since first listed

9 events — show timeline

• 2026-06-17 Listed $165,000 BRIGHT MLS
• 2011-01-05 Sold (MLS) $22,000 BRIGHT MLS
• 2010-09-21 Listing Removed — BRIGHT MLS
• 2010-09-10 Listed $21,000 BRIGHT MLS
• 2003-12-30 Listing Removed — BRIGHT MLS
• 2003-12-19 Sold (MLS) $17,000 BRIGHT MLS
• 2003-10-22 Listed $19,900 BRIGHT MLS
• 1999-04-21 Sold (Public Records) $16,500 Public Records
• 1994-07-06 Sold (Public Records) $22,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,618 · +1.7% YoY. Source: county tax records.