1325 William St · Harrisburg, PA 17102

$140,000

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 153 Days on market

Built 1900 436 sqft lot $124/sqft · at area comps Est $167k · 16% under ↓ 28% since listing

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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 +24.8/30.0
• ARV discount +14.7/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in central Harrisburg! This home is within walking distance to restaurants, entertainment, and local landmarks like Midtown, the Federal Building, Broad Street Market, Susquehanna Museum, and the movie theatre. Great potential for buyers ready to renovate.

Key facts

• Movie theatre
• Federal building
• Central harrisburg

Tags

• CENTRAL HARRISBURG
• MIDTOWN
• FEDERAL BUILDING
• BROAD STREET MARKET
• SUSQUEHANNA MUSEUM
• MOVIE THEATRE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.6% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.3%/yr); 58 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $166,795
• List price: $140,000
• Delta: -16.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1732 Fulton St	0.37mi	3/1.0 (-1)	1,250 (+11%)	20mo	$150,000	$120	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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,251
• Equity at exit: $20,874

10-year hold

• IRR: 7.7%
• Equity multiple: 1.62×
• Total profit: $24,260
• Equity at exit: $12,105

Cash invested: $39,200 (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 17102

• Home prices YoY: -3.9%
• Rents YoY: 4.3%
• Active inventory: 58
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$734
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $239

Break-even live

Break-even rent $1,309

Max offer price $140,000

Occupancy floor 80%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	43d	1	0.27mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	23d	1	0.34mi
640 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,650	$1.28	43d	1	0.46mi
644 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,295	$1.00	43d	1	0.46mi
1841 N 4th St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	23d	1	0.47mi
1841 N 3rd St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	13d	1	0.47mi
2042 N 4th St Harrisburg, PA	3.0	1.0	1090	$1,400	$1.28	43d	1	0.64mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	43d	1	0.72mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	43d	1	0.85mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	13d	1	0.89mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	13d	1	0.90mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	13d	10	0.92mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	43d	1	0.92mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	0.96mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	43d	1	0.96mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	13d	14	1.02mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	43d	1	1.03mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	43d	1	1.04mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	43d	1	1.05mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	43d	1	1.17mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	23d	1	1.20mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	43d	1	1.27mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	13d	1	1.27mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	43d	1	1.31mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	21d	1	1.38mi
400 W Crestwood Dr Camp Hill, PA	1.0–3.0	1.0–2.0	1042	$2,071	$1.99	13d	14	1.46mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	23d	1	1.50mi

Listing history 26 events

1. 2026-06-15
   status $140,000 Pending 153 DOM
2. 2026-06-15
   days on market $140,000 Active 153 DOM
3. 2026-06-14
   days on market $140,000 Active 151 DOM
4. 2026-06-13
   days on market $140,000 Active 150 DOM
5. 2026-06-10
   days on market $140,000 Active 148 DOM
6. 2026-06-09
   days on market $140,000 Active 147 DOM
7. 2026-06-08
   days on market $140,000 Active 146 DOM
8. 2026-06-07
   days on market $140,000 Active 145 DOM
9. 2026-06-03
   days on market $140,000 Active 141 DOM
10. 2026-06-02
    days on market $140,000 Active 140 DOM
11. 2026-06-01
    days on market $140,000 Active 139 DOM
12. 2026-05-31
    days on market $140,000 Active 138 DOM
13. 2026-05-31
    days on market $140,000 Active 137 DOM
14. 2026-03-25
    price $145,000 277-char remark

    Show marketing remark (277 chars)

    Investor opportunity in central Harrisburg! This home is within walking distance to restaurants, entertainment, and local landmarks like Midtown, the Federal Building, Broad Street Market, Susquehanna Museum, and the movie theatre. Great potential for buyers ready to renovate.

15. 2026-02-25
    price $148,000 277-char remark

    Show marketing remark (277 chars)

    Investor opportunity in central Harrisburg! This home is within walking distance to restaurants, entertainment, and local landmarks like Midtown, the Federal Building, Broad Street Market, Susquehanna Museum, and the movie theatre. Great potential for buyers ready to renovate.

16. 2026-01-13
    listed $150,000 Active 277-char remark

    Show marketing remark (277 chars)

    Investor opportunity in central Harrisburg! This home is within walking distance to restaurants, entertainment, and local landmarks like Midtown, the Federal Building, Broad Street Market, Susquehanna Museum, and the movie theatre. Great potential for buyers ready to renovate.

17. 2026-01-12
    historical
18. 2025-05-06
    listed $150,000 Active
19. 2025-05-05
    historical
20. 2025-02-13
    historical
21. 2024-05-28
    price $150,000
22. 2024-05-28
    status Active
23. 2024-05-06
    historical
24. 2024-02-26
    listed $200,000 Active
25. 2024-02-25
    price $200,000
26. 2024-02-15
    historical

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $19,348
• − Mortgage interest: −$7,842
• − Property taxes: −$2,235
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,073
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,697/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): 8,118
• Household income: $54,573
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 720.0

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 0.62)
• Race & ethnicity: White 54% Black 25% Hispanic / Latino 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 9% Arabic 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: ▼ -18.43%
• Current HPI: 451.4739
• Rent YoY: ▲ 4.29%
• 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

-27.5% since first listed

13 events — show timeline

• 2026-03-25 Price Changed $145,000 BRIGHT MLS
• 2026-02-25 Price Changed $148,000 BRIGHT MLS
• 2026-01-13 Listed $150,000 BRIGHT MLS
• 2026-01-12 Listing Removed — BRIGHT MLS
• 2025-05-06 Listed $150,000 BRIGHT MLS
• 2025-05-05 Coming Soon — BRIGHT MLS
• 2025-02-13 Listing Removed — BRIGHT MLS
• 2024-05-28 Price Changed $150,000 BRIGHT MLS
• 2024-05-28 Relisted — BRIGHT MLS
• 2024-05-06 Listing Removed — BRIGHT MLS
• 2024-02-26 Listed $200,000 BRIGHT MLS
• 2024-02-25 Price Changed $200,000 BRIGHT MLS
• 2024-02-15 Coming Soon — BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $2,235 · +1.6% YoY. Source: county tax records.