26 2nd St · Halifax, PA 17032

$113,400

3 bd · 1.0 ba · 2,250 sqft · SingleFamily public records · 17 Days on market

Built 1900 7,841 sqft lot $50/sqft · 57% below area Est $214k · 47% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; call to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. "

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (2 spaces) with covered parking and garage door opener; Driveway
• Utilities: Public water; Public sewer; Electric service; Municipal trash service
• Home design: Detached structure; Frame construction
• Construction: Stone foundation; Asphalt roof; Replacement windows; Building not winterized
• Exterior features: Porch(es); Deck(s); Play area; Sidewalks; Partially fenced yard with privacy fencing; Cleared, level lot; Not in a federal flood zone

Interior

• Kitchen: Kitchen combined with dining area
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (located on the first upper level)
• Heating & cooling: Heat pump(s); Electric and oil heating; Ductless / mini-split cooling; 60+ gallon hot water tank
• Interior features: Traditional floor plan; Combination kitchen and dining area; Dining area; Family room off the kitchen
• Laundry & utility: Basement with interior access and outside entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#822 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Halifax Area SD (rural): math 28% / reading 55% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Halifax Area Hs (math 54%, 244 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $784 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $111,699 (1.5% 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 B-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: 1.20% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (median comp): $214,201
• List price: $113,400
• Delta: -47.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Chestnut Aly	0.24mi	3/1.0	2,232 (-1%)	2mo	$245,000	$110	85
217 Market St	0.11mi	3/1.5	2,047 (-9%)	7mo	$169,900	$83	72
301 N 2nd St	0.18mi	3/1.5	2,058 (-8%)	4mo	$229,900	$112	72
338 Locust St	0.40mi	4/2.0 (+1)	2,254 (+0%)	6mo	$269,500	$120	67
305 N 3rd St	0.21mi	3/1.0	2,142 (-5%)	19mo	$277,500	$130	67
15 5th St N	0.23mi	3/1.5	2,016 (-10%)	8mo	$257,000	$127	63
118 Church Ln	0.43mi	3/2.0	2,280 (+1%)	16mo	$281,000	$123	61
174 Highland Ln	0.38mi	4/2.0 (+1)	2,321 (+3%)	10mo	$300,000	$129	59
432 N 5th St	0.41mi	3/2.5	2,124 (-6%)	10mo	$375,000	$177	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,049
• Equity at exit: $16,908

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $12,959
• Equity at exit: $9,805

Cash invested: $31,752 (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 17032

• Home prices YoY: -8.3%
• Active inventory: 47
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$595
• Tax from tax record: −$224 /mo · $2,682/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $208

Break-even live

Break-even rent $1,096

Max offer price $113,400

Occupancy floor 80%

Sensitivity live

Price	-10% $272	-5% $240	+0% $208	+5% $176	+10% $144
Rent	-10% $101	-5% $154	+0% $208	+5% $262	+10% $315
Rate	-1.0pp $265	-0.5pp $237	base $208	+0.5pp $179	+1.0pp $149

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: $28,350
• Closing costs: $3,402
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   listed $70,000 Active 295-char remark
2. 2023-11-28
   historical
3. 2023-11-16
   listed $179,900 Active
4. 2019-12-16
   soldstatus $440,000
5. 2006-04-07
   soldstatus $57,000
6. 2006-04-07
   soldstatus $110,000
7. 1989-09-12
   soldstatus $34,500

ⓘ 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: $2,682 · $224/mo
• Projected year-2 tax: $2,682 · $224/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,308
• − Mortgage interest: −$6,352
• − Property taxes: −$2,682
• − Insurance: −$567
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,299
• Taxable income: $798
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $2,306/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: Halifax Area SD
• NCES district ID: 4211310
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $56,462
• Composite: 36.25/100
• National rank: #4713
• State rank: #310 of 539 in PA

Livability — Halifax

• Score: 69/100
• State rank: #822
• US rank: #8539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Halifax, PA
• Population (ZIP): 7,630

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -25.19%
• Current HPI: 276.6399
• Rent YoY: —
• Metro: —
• 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

+228.7% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) $113,400 BRIGHT MLS
• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-21 Price Changed $113,400 BRIGHT MLS
• 2026-05-04 Listed $70,000 BRIGHT MLS
• 2023-11-28 Listing Removed — BRIGHT MLS
• 2023-11-16 Listed $179,900 BRIGHT MLS
• 2019-12-16 Sold (Public Records) $440,000 Public Records
• 2006-04-07 Sold (Public Records) $110,000 Public Records
• 2006-04-07 Sold (Public Records) $57,000 Public Records
• 1989-09-12 Sold (Public Records) $34,500 Public Records

Property tax history

+2.9%/yr

Latest (2026): $2,682 · +7.4% YoY. Source: county tax records.