420 Market · Highspire, PA 17034

$90,000

3 bd · 1.5 ba · 1,548 sqft · Townhouse public records · 28 Days on market

Built 1900 0.33 ac lot $58/sqft · 48% below area

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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 +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

THIS IS PROPERTY IS BEING SOLD "AS IS" "WHERE IS". BUYER OR BUYER'S AGENT TO VERIFY SQUARE FOOTAGE AND PUBLIC UTILITIES OF THE LOT. 418–420 Market Street presents a rare chance to reimagine a property with room to grow. With two separately deeded lots included, the layout creates opportunities for expansion, redevelopment, income potential, or a customized long-term project. The existing house requires major improvements and may appeal to buyers looking to start fresh with a new build tailored to their goals. A detached barn on the additional parcel adds another layer of versatility, offering potential for studio space, storage, trades use, hobby space, or future

Key facts

• Detached barn
• Nearby highways
• Major travel routes

Tags

• TWO SEPARATELY DEEDED LOTS
• DETACHED BARN
• STRONG REGIONAL CONNECTIVITY
• EASY COMMUTING ACCESS
• NEARBY HIGHWAYS
• MAJOR TRAVEL ROUTES

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached structure; Above-grade living space (estimated finished area: 1,622)
• Construction: Frame construction; Stone foundation; Other above-grade structures
• Exterior features: Not in a federal flood zone; Ground rent paid annually; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.0% in Highspire — 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 63/100 on livability (#1,272 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Steelton-Highspire SD (suburban): math 2% / reading 9% proficiency, ranked #538 of 539 in PA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Steelton-Highspire Hs (math 2% / reading 6%, grade F, #434 of 437 statewide, top 99%, 599 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 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 ($622 loan paydown + $1k appreciation (1.5% local appreciation)).
• At projected returns (1.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.90% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.19%
• DSCR: 2.21
• GRM: 4.4

CMA / ARV

• ARV (median comp): $221,041
• List price: $90,000
• Delta: -59.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 High St	0.06mi	3/1.5	1,562 (+1%)	9mo	$189,500	$121	88
417 Eshelman St	0.23mi	4/1.5 (+1)	1,476 (-5%)	6mo	$159,000	$108	71
508 Eshelman St	0.30mi	4/1.5 (+1)	1,464 (-5%)	1mo	$210,000	$143	71
1987 Market Street Ext	0.30mi	3/1.5	1,400 (-10%)	3mo	$205,000	$146	67
462 Elizabeth St	0.34mi	3/1.5	1,368 (-12%)	8mo	$190,000	$139	58
1821 Lexington Ave	0.30mi	3/2.5	1,696 (+10%)	10mo	$269,900	$159	58
667 Eshelman St	0.66mi	3/1.5	1,609 (+4%)	8mo	$190,000	$118	56
1204 Georgetown Rd	0.71mi	3/1.5	1,631 (+5%)	4mo	$207,000	$127	55
1781 Lakeside Dr	0.52mi	3/2.5	1,408 (-9%)	2mo	$260,000	$185	54
1690 Lakeside Dr	0.57mi	3/2.5	1,408 (-9%)	9mo	$214,000	$152	47
1100 Georgetown Rd	0.74mi	3/1.5	1,400 (-10%)	8mo	$211,000	$151	43
21 Race St	0.64mi	3/1.5	1,747 (+13%)	7mo	$103,400	$59	43

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

Projected returns pro-forma

1.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.61×
• Total profit: $40,473
• Equity at exit: $33,167

10-year hold

• IRR: 32.4%
• Equity multiple: 5.06×
• Total profit: $102,365
• Equity at exit: $46,030

Cash invested: $25,200 (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 17034

• Home prices YoY: 0.6%
• Active inventory: 15
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $571

Break-even live

Break-even rent $987

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $622	-5% $597	+0% $571	+5% $546	+10% $520
Rent	-10% $436	-5% $504	+0% $571	+5% $639	+10% $706
Rate	-1.0pp $616	-0.5pp $594	base $571	+0.5pp $548	+1.0pp $524

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Eshelman St Highspire, PA	3.0	1.5	1300	$1,585	$1.22	21d	1	0.30mi
1239 Amber Ln Harrisburg, PA	2.0–3.0	2.5	1414	$2,260	$1.60	14d	9	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 28 DOM
2. 2026-06-17
   days on market $90,000 Active 27 DOM
3. 2026-06-16
   days on market $90,000 Active 26 DOM
4. 2026-06-15
   days on market $90,000 Active 25 DOM
5. 2026-06-14
   days on market $90,000 Active 23 DOM
6. 2026-06-10
   days on market $90,000 Active 20 DOM
7. 2026-06-09
   days on market $90,000 Active 19 DOM
8. 2026-06-08
   days on market $90,000 Active 18 DOM
9. 2026-06-07
   days on market $90,000 Active 17 DOM
10. 2026-06-05
    days on market $90,000 Active 14 DOM
11. 2026-06-03
    days on market $90,000 Active 13 DOM
12. 2026-06-02
    days on market $90,000 Active 12 DOM
13. 2026-06-01
    days on market $90,000 Active 11 DOM
14. 2026-05-31
    days on market $90,000 Active 10 DOM
15. 2026-05-31
    days on market $90,000 Active 9 DOM
16. 2026-05-11
    historical
17. 2026-05-06
    status Active
18. 2026-05-06
    status Pending
19. 2026-04-09
    listed $90,000 Active
20. 2021-09-10
    soldstatus $42,000
21. 2021-05-07
    soldstatus $42,000
22. 2011-09-01
    historical
23. 2011-09-01
    historical
24. 2010-11-11
    listed $65,000
25. 2010-11-11
    listed $65,000

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,243 · $270/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,519
• − Mortgage interest: −$5,041
• − Property taxes: −$3,243
• − Insurance: −$450
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$2,618
• Taxable income: $5,883
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $5,441/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: Steelton-Highspire SD
• NCES district ID: 4222800
• Math proficiency: 2% ▼ -4.00%
• Reading proficiency: 9% ▼ -12.00%
• Median HH income: $40,685
• Composite: 4.98/100
• National rank: #10040
• State rank: #538 of 539 in PA

Livability — Highspire

• Score: 63/100
• State rank: #1272
• US rank: #15383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highspire, PA
• City population: 2,988
• Population (ZIP): 2,988

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 (66%)
• Race & ethnicity: White 66% Black 16% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 7%
• Common ancestry: Polish 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▲ 1.52%
• Current HPI: 266.3558
• 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

+38.5% since first listed

11 events — show timeline

• 2026-05-21 Listed $90,000 BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-05-06 Relisted — BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-09 Listed $90,000 BRIGHT MLS
• 2021-09-10 Sold (Public Records) $42,000 Public Records
• 2021-05-07 Sold (Public Records) $42,000 Public Records
• 2011-09-01 Listing Removed — BRIGHT MLS
• 2011-09-01 Listing Removed — BRIGHT MLS
• 2010-11-11 Listed $65,000 BRIGHT MLS
• 2010-11-11 Listed $65,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $3,243 · +4.0% YoY. Source: county tax records.