216 W Allen St · Mechanicsburg, PA 17055

$199,900

3 bd · 1.0 ba · 1,624 sqft · Townhouse public records · 12 Days on market

Built 1900 1,307 sqft lot Est $201k · at est.

---

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 +20.0/30.0
• ARV discount +7.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW White Shaker kitchen cabinets, NEW granite countertops, NEW wall to wall carpet in all FOUR bedrooms, NEW wood tone flooring Living Room, Dining Room and Kitchen. Newly painted throughout, close to Mechanicsburg schools, shopping, municipal park and other amenities, A LOT of house for little money.

Key facts

• Built 1900
• Listed 12 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric service (100 Amp); Hot water: natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property listed in excellent condition; Year of major remodel/renovation: 2026
• Construction: Aluminum siding and stone exterior elements; Mixed plumbing (including CPVC/PVC); Concrete and stone foundation; Rubber roof; Building not winterized
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures present

Interior

• Kitchen: Built-in microwave; Built-in range; Stainless steel appliances
• Bedrooms: Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning
• Interior features: Carpet flooring in some areas; Combination kitchen/dining area; Traditional floor plan
• Laundry & utility: Unfinished basement (utility/storage space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $245 ($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 $195k (2.2% below list).
• Recommended offer: $195k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.7% in Mechanicsburg — 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 77/100 on livability (#372 in PA, #3,259 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Mechanicsburg Area SD (suburban): math 38% / reading 60% proficiency, ranked #175 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mechanicsburg Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,377 students, 33% FRL).
• Market conditions: Rents rising (+1.9%/yr); 287 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $195,441 (2.2% 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. 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: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $201,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 W Allen St	0.01mi	4/1.0 (+1)	1,624 (0%)	5mo	$170,000	$105	91
21 W Green St	0.20mi	3/1.0	1,648 (+2%)	10mo	$160,000	$97	80
214 W Allen St	0.00mi	4/2.0 (+1)	1,564 (-4%)	7mo	$160,000	$102	79
31 W Green St	0.18mi	3/1.5	1,623 (-0%)	14mo	$160,000	$99	78
44 W Keller St	0.32mi	4/1.5 (+1)	1,722 (+6%)	4mo	$185,000	$107	65
25 E Coover St	0.50mi	3/1.5	1,592 (-2%)	14mo	$252,000	$158	60
235 W Locust St	0.16mi	4/1.5 (+1)	1,738 (+7%)	17mo	$226,000	$130	60
109 E Keller St	0.50mi	3/1.5	1,578 (-3%)	16mo	$224,900	$143	56
12 E Locust St	0.33mi	4/2.0 (+1)	1,764 (+9%)	14mo	$194,500	$110	50
829 Old Silver Spring Rd	0.66mi	2/2.5 (-1)	1,585 (-2%)	6mo	$216,000	$136	49
795 Old Silver Spring Rd	0.64mi	2/2.5 (-1)	1,562 (-4%)	18mo	$194,200	$124	38
34 E Keller St	0.47mi	3/2.5	1,440 (-11%)	20mo	$224,900	$156	36

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,966
• Equity at exit: $29,806

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-5,168
• Equity at exit: $17,284

Cash invested: $55,972 (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 17055

• Rents YoY: 1.9%
• Active inventory: 287
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $245

Break-even live

Break-even rent $1,644

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W Locust St Mechanicsburg, PA	3.0	1.5	1300	$1,800	$1.38	43d	1	0.14mi
19 W Main St Unit 4 Mechanicsburg, PA	2.0	1.0	1800	$1,650	$0.92	43d	1	0.24mi
209 S Washington St Mechanicsburg, PA	3.0	1.5	1528	$1,950	$1.28	13d	1	0.30mi
113 E Woodland Dr Mechanicsburg, PA	3.0	1.5	1704	$2,300	$1.35	43d	1	0.52mi
319 E Main St Unit 1ST FLOOR Mechanicsburg, PA	3.0	1.5	1500	$1,795	$1.20	13d	1	0.60mi
411 E Main St Mechanicsburg, PA	2.0	1.5	1600	$1,500	$0.94	23d	1	0.67mi
837 Admirals Quay Dr Mechanicsburg, PA	3.0	2.5	2027	$2,010	$0.99	13d	1	0.97mi
1041 S Market St Mechanicsburg, PA	2.0	2.0	1125	$1,745	$1.55	13d	11	1.11mi

Listing history 11 events

1. 2026-06-03
   status $199,900 Pending 12 DOM
2. 2026-06-02
   days on market $199,900 Active 12 DOM
3. 2026-06-01
   days on market $199,900 Active 11 DOM
4. 2026-05-31
   days on market $199,900 Active 10 DOM
5. 2026-05-31
   days on market $199,900 Active 9 DOM
6. 2026-05-22
   listed $199,900 Active
7. 2026-05-21
   historical $199,900
8. 2018-03-05
   soldstatus $99,900
9. 2018-03-02
   soldstatus $99,900 303-char remark

   Show marketing remark (303 chars)

   NEW White Shaker kitchen cabinets, NEW granite countertops, NEW wall to wall carpet in all FOUR bedrooms, NEW wood tone flooring Living Room, Dining Room and Kitchen. Newly painted throughout, close to Mechanicsburg schools, shopping, municipal park and other amenities, A LOT of house for little money.

10. 2018-01-19
    historical 303-char remark

    Show marketing remark (303 chars)

    NEW White Shaker kitchen cabinets, NEW granite countertops, NEW wall to wall carpet in all FOUR bedrooms, NEW wood tone flooring Living Room, Dining Room and Kitchen. Newly painted throughout, close to Mechanicsburg schools, shopping, municipal park and other amenities, A LOT of house for little money.

11. 2018-01-17
    listed $99,900 303-char remark

    Show marketing remark (303 chars)

    NEW White Shaker kitchen cabinets, NEW granite countertops, NEW wall to wall carpet in all FOUR bedrooms, NEW wood tone flooring Living Room, Dining Room and Kitchen. Newly painted throughout, close to Mechanicsburg schools, shopping, municipal park and other amenities, A LOT of house for little money.

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,583 · $215/mo
• Expected delta: +$575/yr (+$48/mo · 28.6%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $23,453
• − Mortgage interest: −$11,198
• − Property taxes: −$2,008
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,815
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $3,017/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: Mechanicsburg Area SD
• NCES district ID: 4215030
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 60% ▼ -12.00%
• Median HH income: $60,986
• Composite: 42.92/100
• National rank: #3118
• State rank: #175 of 539 in PA

Livability — Mechanicsburg

• Score: 77/100
• State rank: #372
• US rank: #3259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanicsburg, PA
• County: Cumberland County · 257,673 people
• City population: 85,577
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 42,006
• Household income: $99,077
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 888.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1%

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: ▼ -202.92%
• Current HPI: 254.7596
• Rent YoY: ▲ 1.89%
• 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

+100.1% since first listed

6 events — show timeline

• 2026-05-22 Listed $199,900 BRIGHT MLS
• 2026-05-21 Coming Soon $199,900 BRIGHT MLS
• 2018-03-05 Sold (Public Records) $99,900 Public Records
• 2018-03-02 Sold (MLS) $99,900 BRIGHT MLS
• 2018-01-19 Listing Removed — BRIGHT MLS
• 2018-01-17 Listed $99,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,008 · +3.1% YoY. Source: county tax records.