2 Fairfax Vlg S · Linglestown, PA 17112

$229,500

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 31 Days on market

Built 1980 871 sqft lot $177/sqft · 31% below area Est $332k · 31% under $99/mo HOA · 4% of rent

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-story townhouse offering comfort, flexibility, and scenic surroundings. Nestled in a quiet, serene setting with beautiful mountain views, this two-bedroom, one-and-a-half-bath home is ready for quick settlement. Step inside the foyer and find a well-appointed kitchen to your left, featuring ample cabinetry, a stylish tile backsplash, stainless steel appliances—including a stove, dishwasher, and microwave—and space for a small dining table, prep station, or beverage center. The spacious living and dining area is perfect for relaxing or entertaining, highlighted by a cozy wood-burning fireplace, ceiling fan, and direct access to a nicely sized composite

Key facts

• $99 HOA
• 2 parking spots
• Built 1980

Property features AI

Finance

• HOA & community: Monthly HOA fee of $99 covering common area maintenance, snow removal, and trash

Exterior

• Parking: Off-street parking for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Full unfinished basement
• Exterior features: Not in a federal flood zone; Above-grade other structures present

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Breakfast area; Ceiling fans; Central vacuum; Chair railings; Combination dining/living; Crown moldings; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.3% in Linglestown — 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 73/100 on livability (#566 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 314 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $132k; list at $230k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $222,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $332,467
• List price: $229,500
• Delta: -30.97%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Patton Rd	0.28mi	3/1.5	1,320 (+2%)	17mo	$238,000	$180	68
5071 Carrollton Dr	0.29mi	3/2.0	1,432 (+10%)	10mo	$380,000	$265	60

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-19,389
• Equity at exit: $34,219

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-2,766
• Equity at exit: $19,843

Cash invested: $64,260 (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 17112

• Rents YoY: 1.6%
• Active inventory: 314
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,204
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$96
• HOA: −$99
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $331

Break-even live

Break-even rent $2,027

Max offer price $229,500

Occupancy floor 81%

Sensitivity live

Price	-10% $461	-5% $396	+0% $331	+5% $266	+10% $201
Rent	-10% $137	-5% $234	+0% $331	+5% $427	+10% $524
Rate	-1.0pp $446	-0.5pp $389	base $331	+0.5pp $271	+1.0pp $211

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Ringneck Dr Harrisburg, PA	1.0–3.0	1.0–2.5	1185	$3,156	$2.66	15d	19	0.79mi
1140 Alexandra Ln Harrisburg, PA	1.0–2.0	1.0–2.0	1035	$1,862	$1.80	15d	8	1.39mi

HOA detail

• Monthly dues: $99 · $1,188/yr

Listing history 4 events

1. 2026-05-15
   price $229,500 1503-char remark
2. 2026-04-28
   listed $232,500 Active 1503-char remark
3. 2020-07-08
   soldstatus $132,500
4. 2015-07-21
   soldstatus $120,500

ⓘ 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: $2,438 · $203/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$594/yr (+$49/mo · 24.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $29,346
• − Mortgage interest: −$12,856
• − Property taxes: −$2,438
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − HOA: −$1,188
• − Depreciation: −$6,676
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $3,884/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Linglestown

• Score: 73/100
• State rank: #566
• US rank: #5325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,502
• Household income: $103,876
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 412.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Asian 7% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 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: ▼ -207.10%
• Current HPI: 244.5366
• Rent YoY: ▲ 1.64%
• 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

+90.5% since first listed

5 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-15 Price Changed $229,500 BRIGHT MLS
• 2026-04-28 Listed $232,500 BRIGHT MLS
• 2020-07-08 Sold (Public Records) $132,500 Public Records
• 2015-07-21 Sold (Public Records) $120,500 Public Records

Property tax history

+2.4%/yr

Latest (2026): $2,438 · +5.7% YoY. Source: county tax records.