503 High St · Dauphin, PA 17018

$140,000

3 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 3 Days on market

Built 1850 436 sqft lot Est $266k · 47% under

---

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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a great combination of traditional character and modern and maintained. Close to 200 years old, it showcases original woodwork and floors (exposed on level 2 and under the carpet on level 1), plaster walls, and stone foundation along with modernized public water and sewer, newer water heater, mini-split ductless cooling and heating system (as well as oil heat backup). The current owners have lived here and loved this home for almost 25 years. Enter in the home through the side door and into a mudroom/laundry area where you can hang, drop and store your coats, shoes, etc. This home has a large, eat-in kitchen, formal dining room and large front living room. Second floor includes 3 bedrooms and a seperate room off the master that can be used as a large dressing room or walk in closet. This home has a walk up attic for lots of storage and a clean, dry basement. SIt and relax on your covered front porch and enjoy your private backyard. They have added a 2-car driveway for easier parking along the side of the house. Lots of space, charm and small town living for a very low price, check out this home today. Included is a 1 year HSA Home Warranty

Key facts

• Bright kitchen
• Boating
• Dining space

Tags

• GENEROUS MAIN LIVING AREA
• BRIGHT KITCHEN
• DINING SPACE
• NEARBY ACCESS TO FISHING
• BOATING
• HIKING

Property features AI

Exterior

• Parking: Two driveway parking spaces; On-street parking available; Total of two garage/parking spaces noted
• Utilities: Public water service; Public sewer service; Electric heating and cooling; Electric hot water
• Home design: Detached single-family home; Good condition; Above-grade and below-grade finished areas
• Construction: Frame construction; Block foundation; Estimated year built
• Exterior features: Public water; Public sewer; Not in a federal flood zone; Finished below-grade area

Interior

• Kitchen: Dishwasher; Dining room and breakfast room adjacent to kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating; Other heating system; Ductless / mini-split cooling; 100 amp electrical service; 60+ gallon electric hot water tank
• Interior features: Tub with shower; Ceiling fans; Exposed beams; Built-in storage; Soaking tub; Plaster walls
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 67/100 on livability (#940 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.
• 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: Middle Paxton El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 263 students, 31% FRL); Central Dauphin Ms (math 27% / reading 66%, grade D+, #172 of 512 statewide, top 35%, 848 students, 33% FRL); Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 25 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 $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.
• 2 sale attempts since 7y 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.
• Current owner paid $113k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $140,000

Questions for the listing agent

1. Built in 1850 — 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 A-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: 1.14% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $266,072
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Church St	0.10mi	2/1.0 (-1)	1,570 (-7%)	12mo	$180,000	$115	69
715 Claster Blvd	0.40mi	4/1.5 (+1)	1,714 (+2%)	6mo	$260,000	$152	67
400 Juniata St	0.15mi	3/2.0	1,776 (+6%)	20mo	$230,000	$130	63
704 Charles Rd	0.35mi	3/2.0	1,460 (-13%)	1mo	$260,000	$178	56
714 Edison Rd	0.45mi	4/1.5 (+1)	1,754 (+4%)	13mo	$295,000	$168	54
604 Charles Rd	0.24mi	4/1.5 (+1)	1,475 (-12%)	9mo	$262,000	$178	54
801 Elizabeth Ave	0.52mi	3/1.5	1,600 (-5%)	24mo	$265,000	$166	46
720 Charles Rd	0.45mi	3/1.0	1,460 (-13%)	21mo	$230,000	$158	39
120 Denison Dr	0.73mi	3/1.5	1,866 (+11%)	8mo	$291,000	$156	39

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,597
• Equity at exit: $20,874

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $19,375
• 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 17018

• Home prices YoY: -22.0%
• Active inventory: 25
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $284

Break-even live

Break-even rent $1,238

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $363	-5% $323	+0% $284	+5% $244	+10% $204
Rent	-10% $157	-5% $220	+0% $284	+5% $347	+10% $410
Rate	-1.0pp $354	-0.5pp $319	base $284	+0.5pp $247	+1.0pp $210

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: —

Listing history 3 events

1. 2026-06-21
   days on market $140,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $140,000 Active 1 DOM

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $2,223 · $185/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 5/10 Major FEMA zone X (unshaded) · 24% 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 2/10 Low 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: $19,159
• − Mortgage interest: −$7,842
• − Property taxes: −$2,223
• − Insurance: −$700
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,073
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,101/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 — Dauphin

• Score: 67/100
• State rank: #940
• US rank: #10281

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: Dauphin, PA
• Population (ZIP): 3,745

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 1% · South Korea

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: ▼ -77.10%
• Current HPI: 272.6592
• 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

+125.8% since first listed

8 events — show timeline

• 2026-06-18 Listed $140,000 BRIGHT MLS
• 2020-03-06 Sold (Public Records) $112,900 Public Records
• 2020-02-28 Sold (MLS) $112,900 BRIGHT MLS
• 2019-12-18 Pending — BRIGHT MLS
• 2019-12-12 Price Changed $112,900 BRIGHT MLS
• 2019-11-22 Price Changed $114,900 BRIGHT MLS
• 2019-11-19 Listed $115,000 BRIGHT MLS
• 1995-12-04 Sold (Public Records) $62,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,223 · +5.1% YoY. Source: county tax records.