261 Delaware St · Harrisburg, PA 17102

$189,400

5 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 73 Days on market

Built 1904 871 sqft lot $100/sqft · 27% below area Est $223k · 15% 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 +17.2/30.0
• ARV discount +14.3/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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

Located in Harrisburg’s sought-after Midtown neighborhood, 261 Delaware St offers charm, space, and convenience all in one. This 4-bedroom, 1-bath brick home features a functional layout with multiple living spaces, including a combined living and dining area plus an additional family room for added flexibility. The kitchen offers ample cabinet storage and workspace, making everyday living easy. With four bedrooms spread across three levels, there is plenty of room to spread out, work from home, or accommodate guests. Outside, enjoy the benefit of off-street parking, an added bonus in the city. There are two tandem parking spaces. Just steps from local favorites like Little Amps Coffee and Alvaro’s Bread & Pastry Shop, and within walking distance to the Susquehanna River, this location puts you right in the heart of it all. You’re also just minutes from downtown Harrisburg, restaurants, shopping, hospitals, and major commuter routes. Whether you’re looking for a primary residence or an investment opportunity, this home offers space, location, and potential all in one.

Key facts

• Built 1904
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $79 ($949/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 $174k (8.2% below list).
• Recommended offer: $174k (8.2% below list) — sets the bar for 1% rule.

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); 60 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 38% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $173,896 (8.2% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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: 0.92% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $222,971
• List price: $189,400
• Delta: -15.06%
• 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
2122 Jefferson St	0.43mi	5/1.0	2,156 (+14%)	11mo	$65,000	$30	47

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-23,350
• Equity at exit: $28,240

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,145
• Equity at exit: $16,376

Cash invested: $53,032 (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: 60
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$993
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $79

Break-even live

Break-even rent $1,639

Max offer price $189,400

Occupancy floor 90%

Sensitivity live

Price	-10% $186	-5% $133	+0% $79	+5% $25	+10% $-28
Rent	-10% $-58	-5% $10	+0% $79	+5% $148	+10% $216
Rate	-1.0pp $174	-0.5pp $127	base $79	+0.5pp $30	+1.0pp $-20

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: $47,350
• Closing costs: $5,682
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	25d	1	0.09mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	45d	1	0.09mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	45d	1	0.22mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	45d	1	0.25mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	45d	1	0.35mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	25d	1	0.35mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	25d	1	0.54mi
652 Emerald St Harrisburg, PA	5.0	1.0	1550	$1,740	$1.12	45d	1	0.55mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	45d	1	0.56mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	45d	1	0.66mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	45d	1	0.78mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	15d	1	0.95mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	15d	1	0.97mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	45d	1	1.47mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	15d	10	1.47mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	45d	1	1.48mi

Listing history 35 events

1. 2026-06-21
   days on market $189,400 Active 73 DOM
2. 2026-06-18
   days on market $189,400 Active 70 DOM
3. 2026-06-17
   days on market $189,400 Active 69 DOM
4. 2026-06-16
   days on market $189,400 Active 68 DOM
5. 2026-06-15
   days on market $189,400 Active 67 DOM
6. 2026-06-14
   days on market $189,400 Active 65 DOM
7. 2026-06-13
   days on market $189,400 Active 64 DOM
8. 2026-06-10
   days on market $189,400 Active 62 DOM
9. 2026-06-09
   days on market $189,400 Active 61 DOM
10. 2026-06-08
    days on market $189,400 Active 60 DOM
11. 2026-06-07
    days on market $189,400 Active 59 DOM
12. 2026-06-03
    days on market $189,400 Active 55 DOM
13. 2026-06-02
    days on market $189,400 Active 54 DOM
14. 2026-06-01
    days on market $189,400 Active 53 DOM
15. 2026-05-31
    days on market $189,400 Active 52 DOM
16. 2026-05-31
    days on market $189,400 Active 51 DOM
17. 2026-05-07
    price $189,400 1114-char remark

    Show marketing remark (1114 chars)

    Located in Harrisburg’s sought-after Midtown neighborhood, 261 Delaware St offers charm, space, and convenience all in one. This 4-bedroom, 1-bath brick home features a functional layout with multiple living spaces, including a combined living and dining area plus an additional family room for added flexibility. The kitchen offers ample cabinet storage and workspace, making everyday living easy. With four bedrooms spread across three levels, there is plenty of room to spread out, work from home, or accommodate guests. Outside, enjoy the benefit of off-street parking, an added bonus in the city. There are two tandem parking spaces. Just steps from local favorites like Little Amps Coffee and Alvaro’s Bread & Pastry Shop, and within walking distance to the Susquehanna River, this location puts you right in the heart of it all. You’re also just minutes from downtown Harrisburg, restaurants, shopping, hospitals, and major commuter routes. Whether you’re looking for a primary residence or an investment opportunity, this home offers space, location, and potential all in one.

18. 2026-04-10
    listed $194,400 Active 1114-char remark

    Show marketing remark (1114 chars)

    Located in Harrisburg’s sought-after Midtown neighborhood, 261 Delaware St offers charm, space, and convenience all in one. This 4-bedroom, 1-bath brick home features a functional layout with multiple living spaces, including a combined living and dining area plus an additional family room for added flexibility. The kitchen offers ample cabinet storage and workspace, making everyday living easy. With four bedrooms spread across three levels, there is plenty of room to spread out, work from home, or accommodate guests. Outside, enjoy the benefit of off-street parking, an added bonus in the city. There are two tandem parking spaces. Just steps from local favorites like Little Amps Coffee and Alvaro’s Bread & Pastry Shop, and within walking distance to the Susquehanna River, this location puts you right in the heart of it all. You’re also just minutes from downtown Harrisburg, restaurants, shopping, hospitals, and major commuter routes. Whether you’re looking for a primary residence or an investment opportunity, this home offers space, location, and potential all in one.

19. 2026-04-06
    historical $194,400 1114-char remark

    Show marketing remark (1114 chars)

    Located in Harrisburg’s sought-after Midtown neighborhood, 261 Delaware St offers charm, space, and convenience all in one. This 4-bedroom, 1-bath brick home features a functional layout with multiple living spaces, including a combined living and dining area plus an additional family room for added flexibility. The kitchen offers ample cabinet storage and workspace, making everyday living easy. With four bedrooms spread across three levels, there is plenty of room to spread out, work from home, or accommodate guests. Outside, enjoy the benefit of off-street parking, an added bonus in the city. There are two tandem parking spaces. Just steps from local favorites like Little Amps Coffee and Alvaro’s Bread & Pastry Shop, and within walking distance to the Susquehanna River, this location puts you right in the heart of it all. You’re also just minutes from downtown Harrisburg, restaurants, shopping, hospitals, and major commuter routes. Whether you’re looking for a primary residence or an investment opportunity, this home offers space, location, and potential all in one.

20. 2024-03-28
    soldstatus $185,000
21. 2024-03-27
    soldstatus $185,000 Closed 948-char remark

    Show marketing remark (948 chars)

    Wake up to the smell of Little Amps coffee roasting or the fresh smell of bread pouring down the street from Alvaros. This beautiful home is located in the OLD UPTOWN Historic District in the Midtown neighborhood of Harrisburg, Pennsylvania. This is a solid three-story brick home with a brand new natural gas furnace that has a desirable layout and modern updates. There are beautiful touches throughout the home. The floor plan includes a living room/dining room combo with an accent wall and a separate family room. The kitchen features tile flooring, plenty of cabinet storage and a large sink with new energy efficient appliances. A huge plus with off street parking spots available. You are within walking distance of the Susquehanna River. Also, within minutes of the New United States Court House, Harrisburg Area Community College, Harrisburg University, Midtown Cinema, UMPC hospital, and plenty of other food and restaurants. A must see!

22. 2024-02-11
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Wake up to the smell of Little Amps coffee roasting or the fresh smell of bread pouring down the street from Alvaros. This beautiful home is located in the OLD UPTOWN Historic District in the Midtown neighborhood of Harrisburg, Pennsylvania. This is a solid three-story brick home with a brand new natural gas furnace that has a desirable layout and modern updates. There are beautiful touches throughout the home. The floor plan includes a living room/dining room combo with an accent wall and a separate family room. The kitchen features tile flooring, plenty of cabinet storage and a large sink with new energy efficient appliances. A huge plus with off street parking spots available. You are within walking distance of the Susquehanna River. Also, within minutes of the New United States Court House, Harrisburg Area Community College, Harrisburg University, Midtown Cinema, UMPC hospital, and plenty of other food and restaurants. A must see!

23. 2024-02-06
    listed $159,950 Active 948-char remark

    Show marketing remark (948 chars)

    Wake up to the smell of Little Amps coffee roasting or the fresh smell of bread pouring down the street from Alvaros. This beautiful home is located in the OLD UPTOWN Historic District in the Midtown neighborhood of Harrisburg, Pennsylvania. This is a solid three-story brick home with a brand new natural gas furnace that has a desirable layout and modern updates. There are beautiful touches throughout the home. The floor plan includes a living room/dining room combo with an accent wall and a separate family room. The kitchen features tile flooring, plenty of cabinet storage and a large sink with new energy efficient appliances. A huge plus with off street parking spots available. You are within walking distance of the Susquehanna River. Also, within minutes of the New United States Court House, Harrisburg Area Community College, Harrisburg University, Midtown Cinema, UMPC hospital, and plenty of other food and restaurants. A must see!

24. 2024-01-31
    historical $159,950 948-char remark

    Show marketing remark (948 chars)

    Wake up to the smell of Little Amps coffee roasting or the fresh smell of bread pouring down the street from Alvaros. This beautiful home is located in the OLD UPTOWN Historic District in the Midtown neighborhood of Harrisburg, Pennsylvania. This is a solid three-story brick home with a brand new natural gas furnace that has a desirable layout and modern updates. There are beautiful touches throughout the home. The floor plan includes a living room/dining room combo with an accent wall and a separate family room. The kitchen features tile flooring, plenty of cabinet storage and a large sink with new energy efficient appliances. A huge plus with off street parking spots available. You are within walking distance of the Susquehanna River. Also, within minutes of the New United States Court House, Harrisburg Area Community College, Harrisburg University, Midtown Cinema, UMPC hospital, and plenty of other food and restaurants. A must see!

25. 2018-05-17
    soldstatus $117,500
26. 2018-05-04
    soldstatus $117,500
27. 2018-03-07
    historical
28. 2017-10-26
    listed $117,500
29. 2010-04-16
    soldstatus $110,000
30. 2010-04-15
    soldstatus $110,000
31. 2010-01-31
    historical
32. 2010-01-30
    listed $110,000
33. 2005-11-17
    soldstatus $30,000
34. 2005-11-08
    soldstatus $30,000
35. 2005-04-07
    listed $49,900

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$494/yr (+$41/mo · 24.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 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: $20,868
• − Mortgage interest: −$10,609
• − Property taxes: −$2,004
• − Insurance: −$1,614
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,510
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,479/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

+279.6% since first listed

19 events — show timeline

• 2026-05-07 Price Changed $189,400 BRIGHT MLS
• 2026-04-10 Listed $194,400 BRIGHT MLS
• 2026-04-06 Coming Soon $194,400 BRIGHT MLS
• 2024-03-28 Sold (Public Records) $185,000 Public Records
• 2024-03-27 Sold (MLS) $185,000 BRIGHT MLS
• 2024-02-11 Pending — BRIGHT MLS
• 2024-02-06 Listed $159,950 BRIGHT MLS
• 2024-01-31 Coming Soon $159,950 BRIGHT MLS
• 2018-05-17 Sold (Public Records) $117,500 Public Records
• 2018-05-04 Sold (MLS) $117,500 BRIGHT MLS
• 2018-03-07 Listing Removed — BRIGHT MLS
• 2017-10-26 Listed $117,500 BRIGHT MLS
• 2010-04-16 Sold (MLS) $110,000 BRIGHT MLS
• 2010-04-15 Sold (Public Records) $110,000 Public Records
• 2010-01-31 Listing Removed — BRIGHT MLS
• 2010-01-30 Listed $110,000 BRIGHT MLS
• 2005-11-17 Sold (Public Records) $30,000 Public Records
• 2005-11-08 Sold (MLS) $30,000 BRIGHT MLS
• 2005-04-07 Listed $49,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $2,004 · +1.6% YoY. Source: county tax records.