6054 Edward Dr · Hampden, PA 17050

$249,900

4 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 2 Days on market

Built 1969 0.31 ac lot Est $332k · 25% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.6/10.0
• 1% rule +4.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’re looking for an equity builder in the highly desirable Cumberland Valley School District, look no further! This spacious split-level home is ready for a new owner to restore and add the finishing touches of modern-day living. With over 1,700 square feet of living space, this home offers incredible potential and solid bones. Step inside to an ample-sized foyer entrance leading to the lower-level family room with direct backyard access — perfect for additional living or entertaining space. This level also features a convenient laundry room and powder room. Upstairs, you’ll find the main living room filled with tons of natural light along with a spacious kitchen feat

Key facts

• Spacious kitchen
• 0.31 acre lot
• Garage

Tags

• AMPLE-SIZED FOYER ENTRANCE
• LOWER-LEVEL FAMILY ROOM
• DIRECT BACKYARD ACCESS
• CONVENIENT LAUNDRY ROOM
• SPACIOUS KITCHEN
• WELL-MAINTAINED CABINETRY

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access and oversized space; One garage space plus two driveway spaces (asphalt driveway); Total of three garage/parking spaces
• Utilities: Public water; Public sewer; Electric-powered systems
• Home design: Detached property; Accessible: level entry to main and main-level ramp
• Construction: Stick-built construction; Block foundation; Shingle roof; Vinyl-clad windows; Unfinished basement
• Exterior features: Patio(s); Backs to trees; Side yards; Level lot

Interior

• Kitchen: Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Solid hardwood; Vinyl; Partially carpeted
• Bathrooms: One full bathroom on the first upper level; Two half bathrooms (one on the second upper level and one on the lower level)
• Heating & cooling: Electric baseboard heating; Forced air heating; Ductless/mini-split cooling; Window unit cooling; 200+ amp electrical service with circuit breakers; Electric hot water
• Interior features: Tub/shower; Breakfast area; Combination kitchen and dining area; Family room off kitchen; Traditional floor plan; Kitchen eat-in; Wood floors
• Laundry & utility: Washer and dryer included; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (1.8% below list).
• Recommended offer: $245k (1.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL).
• Zoned-school proficiency averages 45% at this address vs 62% district-wide (-17 pts) — the specific schools serving this property underperform the Cumberland Valley SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 339 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); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,342 (1.8% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $332,486
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6042 Edward Dr	0.12mi	4/2.5	1,776 (-0%)	12mo	$352,050	$198	82
6037 Edward Dr	0.13mi	4/2.0	1,820 (+2%)	21mo	$349,000	$192	72
6055 Edward Dr	0.03mi	4/2.0	1,997 (+12%)	20mo	$345,000	$173	62
113 Salem Church Rd	0.54mi	3/2.0 (-1)	1,800 (+1%)	12mo	$345,300	$192	58
6039 Edward Dr	0.12mi	3/2.0 (-1)	2,014 (+13%)	12mo	$331,000	$164	58
13 Jeffrey Rd	0.30mi	3/2.0 (-1)	1,634 (-8%)	22mo	$250,000	$153	49
6206 Westover Dr	0.33mi	3/1.5 (-1)	2,040 (+15%)	7mo	$385,000	$189	47
6226 Charing Cross	0.57mi	3/2.5 (-1)	2,022 (+14%)	6mo	$400,000	$198	39
810 Swan Dr	0.68mi	3/2.0 (-1)	1,512 (-15%)	5mo	$105,000	$69	34
144 Salem Church Rd	0.66mi	4/1.5	1,608 (-10%)	23mo	$300,000	$187	32
503 Quail Ct	0.71mi	3/2.0 (-1)	1,512 (-15%)	6mo	$112,500	$74	32

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-27,488
• Equity at exit: $37,261

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-13,886
• Equity at exit: $21,607

Cash invested: $69,972 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $243

Break-even live

Break-even rent $2,146

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Antilles Ct Mechanicsburg, PA	3.0	2.5	2030	$2,325	$1.15	23d	1	0.56mi
305 Mercury Dr Hampden Township, PA	3.0	2.5	2030	$2,275	$1.12	23d	1	0.56mi
111 Stonecrest Ln Mechanicsburg, PA	3.0	2.5	1722	$1,995	$1.16	14d	1	0.67mi
245 Sruthi Dr Hampden Township, PA	2.0–3.0	1.5–2.5	1696	$2,050	$1.21	14d	3	0.79mi
245 Sruthi Dr Hampden Township, PA	3.0	2.5	1832	$2,050	$1.12	44d	2	0.79mi
301 Sruthi Dr Hampden Township, PA	4.0	2.5	1862	$2,200	$1.18	44d	1	0.83mi
113 Annabel Way Mechanicsburg, PA	3.0	2.5	1896	$2,540	$1.34	44d	1	1.27mi
120 Morefield Way Mechanicsburg, PA	3.0	3.5	2000	$2,295	$1.15	44d	1	1.30mi
65 Porter Aly Mechanicsburg, PA	4.0	2.5	2300	$2,200	$0.96	23d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $249,900 Coming Soon 2 DOM
2. 2026-06-16
   remarks 681-char remark
3. 2026-06-16
   listed $249,900 Coming Soon 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: $2,573 · $214/mo
• Projected year-2 tax: $3,261 · $272/mo
• Expected delta: +$688/yr (+$57/mo · 26.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,441
• − Mortgage interest: −$13,998
• − Property taxes: −$2,573
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$7,270
• Taxable loss: −$1,158
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $3,190/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Hampden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

1 event — show timeline

• 2026-06-16 Coming Soon $249,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $2,573 · +3.2% YoY. Source: county tax records.