112 N Harrison St · Palmyra, PA 17078

$215,000

4 bd · 1.5 ba · 1,456 sqft · Townhouse public records · 2 Days on market

Built 1950 3,485 sqft lot Est $248k · 13% 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 +17.8/30.0
• ARV discount +13.4/15.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice semi in Palmyra. From the new kitchen and bathrooms to the Brazilian cherry floors this is a must see property!!!!. The mechanicals have been updated with a new electric service and lots of new plumbing. There is a two story garage in the back with a new garage door and roof. The property also has new double hung replacement windows 100% financing to qualified buyers through USDA

Key facts

• Garage
• Built 1950
• Listed 2 days

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Pets allowed with no restrictions

Exterior

• Parking: Detached garage (1 space); Off-street parking available; On-street parking available
• Utilities: Public water; Public sewer; Electric power
• Home design: Semi-detached home; Main entrance faces west; Above-grade living space estimated
• Construction: Frame, stick-built construction with vinyl siding; Composite roof; Foundation: other (full, poured concrete); Estimated year built
• Exterior features: Porch(es); Board fencing; Landscaped, private rear yard; Not in development

Interior

• Kitchen: Built-in range; Gas oven/range; Microwave; Exhaust fan
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl; Luxury vinyl plank
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Hot water heating; Baseboard electric heating; Heating fuel: natural gas and electric; Window air conditioning units (electric)
• Interior features: Open floor plan; Combination dining and living area; Kitchen island; Pantry; Recessed lighting; Attic; Full poured concrete basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Tankless water heater; Water heater (natural gas)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $211k (1.7% below list).
• Recommended offer: $211k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.0% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago; this cycle's ask is 79% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $215k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,277 (1.7% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 N Grant St	0.08mi	5/3.0 (+1)	1,504 (+3%)	4mo	$291,450	$194	76
1 E Broad St	0.32mi	3/1.5 (-1)	1,467 (+1%)	7mo	$202,000	$138	73
222 N Lincoln St	0.19mi	4/2.0	1,562 (+7%)	8mo	$210,000	$134	70
203 S Harrison St	0.28mi	3/2.0 (-1)	1,534 (+5%)	6mo	$190,000	$124	66
125 N Lincoln St	0.17mi	3/1.5 (-1)	1,572 (+8%)	10mo	$230,000	$146	65
331 N College St	0.48mi	3/2.0 (-1)	1,432 (-2%)	8mo	$50,000	$35	61
313 E Cherry St	0.19mi	4/2.0	1,625 (+12%)	12mo	$275,902	$170	60
158 Braeburn Way	0.34mi	3/2.5 (-1)	1,622 (+11%)	2mo	$312,000	$192	54
142 Braeburn Way	0.35mi	3/2.5 (-1)	1,567 (+8%)	10mo	$315,000	$201	54
150 Braeburn Way	0.35mi	3/2.5 (-1)	1,622 (+11%)	10mo	$335,000	$207	47
925 E Oak St	0.57mi	3/2.5 (-1)	1,240 (-15%)	5mo	$215,000	$173	35
604 N Railroad St	0.59mi	3/2.0 (-1)	1,654 (+14%)	10mo	$200,500	$121	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-23,601
• Equity at exit: $32,057

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,980
• Equity at exit: $18,589

Cash invested: $60,200 (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 17078

• Home prices YoY: -25.1%
• Active inventory: 112
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$276 /mo · $3,314/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $176

Break-even live

Break-even rent $1,890

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $298	-5% $237	+0% $176	+5% $115	+10% $54
Rent	-10% $9	-5% $92	+0% $176	+5% $259	+10% $343
Rate	-1.0pp $284	-0.5pp $231	base $176	+0.5pp $120	+1.0pp $63

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 N Penn St Palmyra, PA	3.0	2.5	1750	$2,300	$1.31	45d	1	0.21mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	46d	1	0.94mi
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	15d	1	1.13mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $215,000 Pending 2 DOM
2. 2026-06-10
   days on market $215,000 Coming Soon 4 DOM
3. 2026-06-09
   days on market $215,000 Coming Soon 3 DOM
4. 2026-06-08
   days on market $215,000 Coming Soon 2 DOM
5. 2026-06-07
   listed $215,000 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: $3,314 · $276/mo
• Projected year-2 tax: $3,355 · $280/mo
• Expected delta: +$42/yr (+$3/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $25,353
• − Mortgage interest: −$12,043
• − Property taxes: −$3,314
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,255
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $2,444/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: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmyra, PA
• County: Lebanon County · 95,836 people
• City population: 23,840
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 503.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, 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

+394.3% since first listed

11 events — show timeline

• 2026-06-07 Coming Soon $215,000 BRIGHT MLS
• 2013-04-01 Sold (Public Records) $119,900 Public Records
• 2013-03-28 Sold (MLS) $119,900 BRIGHT MLS
• 2013-01-09 Listing Removed — BRIGHT MLS
• 2012-12-18 Listed $119,900 BRIGHT MLS
• 2012-09-11 Listing Removed — BRIGHT MLS
• 2012-09-11 Sold (MLS) $58,500 BRIGHT MLS
• 2012-08-30 Listed $57,500 BRIGHT MLS
• 2012-08-30 Listing Removed — BRIGHT MLS
• 2012-08-30 Listed $57,500 BRIGHT MLS
• 1986-09-08 Sold (Public Records) $43,500 Public Records

Property tax history

+4.4%/yr

Latest (2026): $3,314 · +0.7% YoY. Source: county tax records.