2446 Brookwood St · Harrisburg, PA 17104

$140,000

3 bd · 1.0 ba · 1,422 sqft · Townhouse public records · 3 Days on market

Built 1955 1,307 sqft lot $98/sqft · 14% above area Est $123k · 14% over

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Why this score? — see what drove the D 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 +17.9/30.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2446 Brookwood Street in Harrisburg—a well-maintained, two-owner home that offers comfort, character, and great value. This inviting property features three bedrooms and one full bath, making it an excellent fit for first-time buyers, downsizers, or anyone looking for a solid, move-in-ready home. Inside, you’ll find a warm and cozy layout with plenty of natural light. The partially finished basement adds additional space—perfect for a family room, home office, gym, or additional storage. Bonus: all furniture in home is abled to be purchased. Outside, the home continues to impress with its tidy exterior and established setting, reflecting years of pride in owners

Key facts

• Built 1955
• Listed 3 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Shingle roof; Built year per assessor
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement; Living area information from assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).

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: 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.
• Zoned schools: Harrisburg Hs (math 24% / reading 10%, grade F, #399 of 437 statewide, top 92%, 1,230 students, 100% FRL) — zoned schools average 100% FRL vs 82% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 67 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 ($47k/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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (median comp): $123,257
• List price: $140,000
• Delta: 13.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2446 Brookwood St	0.00mi	3/1.0	1,422 (0%)	0mo	$147,700	$104	100
2714 Greenwood St	0.28mi	3/1.0	1,309 (-8%)	1mo	$155,000	$118	73
2117 Brookwood St	0.37mi	3/1.5	1,365 (-4%)	3mo	$170,000	$125	72
2309 Luce St	0.28mi	3/1.0	1,300 (-9%)	2mo	$130,000	$100	71
2959 Rumson Dr	0.55mi	3/1.5	1,404 (-1%)	2mo	$168,000	$120	69
304 N 30th St	0.32mi	3/2.0	1,305 (-8%)	0mo	$195,000	$149	67
2106 Berryhill St	0.44mi	3/1.0	1,324 (-7%)	3mo	$125,000	$94	65
2134 Swatara St	0.44mi	3/1.0	1,288 (-9%)	2mo	$154,900	$120	62
224 Yale St	0.74mi	3/1.0	1,440 (+1%)	3mo	$125,900	$87	61
409 S 19th St	0.69mi	3/2.5	1,426 (+0%)	1mo	$141,000	$99	60
2130 Kensington St	0.42mi	3/1.0	1,605 (+13%)	2mo	$135,000	$84	57
1939 Swatara St	0.63mi	3/1.0	1,208 (-15%)	4mo	$145,000	$120	42

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-13,009
• Equity at exit: $20,874

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $7,617
• 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 17104

• Home prices YoY: -6.3%
• Rents YoY: 4.4%
• Active inventory: 67
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$734
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $117

Break-even live

Break-even rent $1,320

Max offer price $140,000

Occupancy floor 87%

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	43d	1	0.21mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	43d	1	0.22mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	21d	1	0.22mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	43d	1	0.44mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	43d	1	0.58mi
3106 Hoffer St Unit 3106 Penbrook, PA	2.0	1.0	900	$1,675	$1.86	14d	1	0.77mi
1728 Paxton St Harrisburg, PA	3.0	1.5	1320	$1,295	$0.98	14d	1	0.87mi
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	43d	1	0.94mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	0.94mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	21d	1	1.06mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	23d	1	1.07mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	1.10mi
349 S 14th St Harrisburg, PA	3.0	1.0	1544	$1,450	$0.94	23d	1	1.13mi
589 Yale St Harrisburg, PA	2.0	2.0	911	$1,549	$1.70	14d	1	1.22mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	43d	1	1.27mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	43d	1	1.27mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	43d	1	1.30mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	43d	1	1.39mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	43d	1	1.41mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	43d	1	1.43mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	1.45mi

Listing history 3 events

1. 2026-05-08
   status Pending 978-char remark
2. 2026-05-06
   listed $140,000 Active 978-char remark
3. 2026-05-05
   historical $140,000 978-char remark

ⓘ 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: $3,003 · $250/mo
• Projected year-2 tax: $3,003 · $250/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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,620
• − Mortgage interest: −$7,842
• − Property taxes: −$3,003
• − Insurance: −$700
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,073
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,603/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): 18,541
• Household income: $46,510
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1166.0

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 0.69)
• Race & ethnicity: Black 44% Hispanic / Latino 29% White 19% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 21% Dominican 6%
• Common ancestry: Polish 1% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% Chinese 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: ▼ -22.83%
• Current HPI: 340.2808
• Rent YoY: ▲ 4.43%
• 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

+5.5% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $147,700 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-06 Listed $140,000 BRIGHT MLS
• 2026-05-05 Coming Soon $140,000 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $3,003 · +1.7% YoY. Source: county tax records.