1939 Whitehall St · Harrisburg, PA 17103

$60,000

5 bd · 1.0 ba · 2,274 sqft · SingleFamily public records · 52 Days on market

Built 1915 871 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 5 bedroom Harrisburg home. Across from Reservoir Park. New carpet, paint, and stove so you can move right in! Great property for owner or investor. Last tenant paid $800 a month. The math works!

Key facts

• Built 1915
• Listed 52 days

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$227,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 6.7% 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: 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 (+9.1%/yr); 68 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,927/mo this rent would consume 58% of the median local household income ($40k/yr) (locally 1014% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1915 — 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.21% ✓
• Cap rate: 25.58%
• Cash-on-cash: 68.87%
• DSCR: 4.06
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $227,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Taylor Blvd	0.12mi	4/2.5 (-1)	2,352 (+3%)	13mo	$273,000	$116	67
2116 Chestnut St	0.26mi	5/1.5	2,369 (+4%)	14mo	$305,000	$129	67
1923 Whitehall St	0.03mi	4/1.5 (-1)	2,002 (-12%)	19mo	$200,000	$100	56
450 S 17th St	0.65mi	5/2.0	2,595 (+14%)	3mo	$100,000	$39	40
1839 Herr St	0.53mi	4/2.0 (-1)	2,041 (-10%)	16mo	$202,000	$99	36
336 S 14th St	0.69mi	5/2.0	2,003 (-12%)	15mo	$60,850	$30	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 4.69×
• Total profit: $61,990
• Equity at exit: $8,946

10-year hold

• IRR: 79.8%
• Equity multiple: 11.71×
• Total profit: $179,882
• Equity at exit: $5,188

Cash invested: $16,800 (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 17103

• Rents YoY: 9.1%
• Active inventory: 68
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$315
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $964

Break-even live

Break-even rent $706

Max offer price $60,000

Occupancy floor 45%

Sensitivity live

Price	-10% $998	-5% $981	+0% $964	+5% $947	+10% $930
Rent	-10% $812	-5% $888	+0% $964	+5% $1,040	+10% $1,116
Rate	-1.0pp $994	-0.5pp $979	base $964	+0.5pp $949	+1.0pp $933

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	0.32mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	15d	1	0.33mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	15d	1	0.33mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	22d	1	0.37mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	15d	1	0.52mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	24d	1	0.63mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	22d	1	0.71mi
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	44d	1	0.74mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	24d	1	0.76mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	44d	1	1.20mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	15d	10	1.20mi

Listing history 21 events

1. 2026-02-09
   status Pending
2. 2026-01-13
   status Active
3. 2025-11-10
   price $60,000
4. 2025-09-08
   price $64,900
5. 2025-09-07
   status Pending
6. 2025-08-27
   price $74,900
7. 2025-08-20
   price $84,900
8. 2025-08-13
   listed $99,900 Active
9. 2016-09-17
   historical
10. 2016-08-15
    soldstatus $50,900
11. 2016-08-12
    soldstatus $50,900 202-char remark

    Show marketing remark (202 chars)

    Updated 5 bedroom Harrisburg home. Across from Reservoir Park. New carpet, paint, and stove so you can move right in! Great property for owner or investor. Last tenant paid $800 a month. The math works!

12. 2016-06-28
    historical 202-char remark

    Show marketing remark (202 chars)

    Updated 5 bedroom Harrisburg home. Across from Reservoir Park. New carpet, paint, and stove so you can move right in! Great property for owner or investor. Last tenant paid $800 a month. The math works!

13. 2016-06-02
    listed $51,500 202-char remark

    Show marketing remark (202 chars)

    Updated 5 bedroom Harrisburg home. Across from Reservoir Park. New carpet, paint, and stove so you can move right in! Great property for owner or investor. Last tenant paid $800 a month. The math works!

14. 2015-09-17
    listed $51,500
15. 2009-02-18
    soldstatus $55,000
16. 2009-02-18
    soldstatus $55,000
17. 2009-02-03
    historical
18. 2008-12-02
    listed $59,900
19. 2005-04-29
    soldstatus $28,000
20. 2004-11-19
    listed $35,000
21. 2004-11-19
    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: $2,621 · $218/mo
• Projected year-2 tax: $2,621 · $218/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 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: $23,123
• − Mortgage interest: −$3,361
• − Property taxes: −$2,621
• − Insurance: −$300
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$1,745
• Taxable income: $11,396
• Est. tax owed @ 24.0%: −$2,735
• After-tax cash flow: $8,836/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): 13,115
• Household income: $39,825
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 1014.0

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 0.66)
• Race & ethnicity: Black 47% Hispanic / Latino 31% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 18% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 11% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -119.52%
• Current HPI: 211.455
• Rent YoY: ▲ 9.09%
• 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

+71.4% since first listed

21 events — show timeline

• 2026-02-09 Pending — BRIGHT MLS
• 2026-01-13 Relisted — BRIGHT MLS
• 2025-11-10 Price Changed $60,000 BRIGHT MLS
• 2025-09-08 Price Changed $64,900 BRIGHT MLS
• 2025-09-07 Pending — BRIGHT MLS
• 2025-08-27 Price Changed $74,900 BRIGHT MLS
• 2025-08-20 Price Changed $84,900 BRIGHT MLS
• 2025-08-13 Listed $99,900 BRIGHT MLS
• 2016-09-17 Listing Removed — BRIGHT MLS
• 2016-08-15 Sold (Public Records) $50,900 Public Records
• 2016-08-12 Sold (MLS) $50,900 BRIGHT MLS
• 2016-06-28 Listing Removed — BRIGHT MLS
• 2016-06-02 Listed $51,500 BRIGHT MLS
• 2015-09-17 Listed $51,500 BRIGHT MLS
• 2009-02-18 Sold (Public Records) $55,000 Public Records
• 2009-02-18 Sold (MLS) $55,000 BRIGHT MLS
• 2009-02-03 Listing Removed — BRIGHT MLS
• 2008-12-02 Listed $59,900 BRIGHT MLS
• 2005-04-29 Sold (MLS) $28,000 BRIGHT MLS
• 2004-11-19 Listing Removed — BRIGHT MLS
• 2004-11-19 Listed $35,000 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $2,621 · +1.7% YoY. Source: county tax records.