122 N High St · Duncannon, PA 17020

$115,000

2 bd · 1.0 ba · 1,136 sqft · MultiFamily public records · 116 Days on market

Built 1900 3,920 sqft lot $101/sqft · 37% below area Est $183k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#893 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Susquenita SD (rural): math 34% / reading 53% proficiency, ranked #275 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.73% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.21%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

• ARV (median comp): $183,324
• List price: $115,000
• Delta: -37.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 3.65×
• Total profit: $85,248
• Equity at exit: $17,147

10-year hold

• IRR: 64.3%
• Equity multiple: 7.47×
• Total profit: $208,226
• Equity at exit: $9,943

Cash invested: $32,200 (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 17020

• Home prices YoY: -35.0%
• Active inventory: 25
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,140 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $1,630

Break-even live

Break-even rent $1,077

Max offer price $115,000

Occupancy floor 43%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,141
Total (3 units)			$3,140

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-04
   status Pending 605-char remark

   Show marketing remark (605 chars)

   Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

2. 2026-04-23
   price $115,000 605-char remark

   Show marketing remark (605 chars)

   Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

3. 2026-03-10
   price $120,000 605-char remark

   Show marketing remark (605 chars)

   Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

4. 2026-01-08
   listed $125,000 Active 605-char remark

   Show marketing remark (605 chars)

   Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

5. 2026-01-05
   historical $125,000 605-char remark

   Show marketing remark (605 chars)

   Handyman special with loads of upside potential in Duncannon Borough! This detached 2-bedroom, 1-bath home offers 1,136 square feet across three levels and is ready for renovation. Built in 1900, the property features a traditional layout, stone foundation, basement with outside entrance, and a detached rear-entry garage. Public water and sewer, low taxes, and residential zoning add to the appeal. Ideal opportunity for investors, flippers, or owner-occupants looking to build sweat equity. Cash, conventional, or FHA 203(k) financing welcome. Property is being sold as-is; seller will make no repairs.

6. 2020-08-08
   historical 509-char remark

   Show marketing remark (509 chars)

   Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

7. 2020-08-07
   soldstatus $106,000 Closed 509-char remark

   Show marketing remark (509 chars)

   Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

8. 2020-06-30
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

9. 2020-06-23
   status Active 509-char remark

   Show marketing remark (509 chars)

   Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

10. 2020-06-01
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

11. 2020-05-15
    status Active 509-char remark

    Show marketing remark (509 chars)

    Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

12. 2020-03-11
    historical 509-char remark

    Show marketing remark (509 chars)

    Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

13. 2019-10-09
    price $107,900 509-char remark

    Show marketing remark (509 chars)

    Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

14. 2019-09-16
    listed $112,900 Active 509-char remark

    Show marketing remark (509 chars)

    Welcome Home! Lovely Two-Bedroom Boro Home with Fenced Yard and Off-Street Parking. NEW paint, NEW carpet! Move right in! The Large Kitchen is Bright and Welcoming and features an Eat-In Dining Room with Coffee Counter and First-Floor Laundry. Large Master on Second Floor with Full Bath and Bonus Room for your In-Home Office, Play Room or Nursery! Large Third-Floor Bedroom! Great Home for You or Add as an Investment Property to Your Portfolio. Minutes to 322 and 11/15. 100% Financing Available! Come See!

15. 2005-08-22
    soldstatus $29,000

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$108/yr (+$9/mo · 6.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $37,680
• − Mortgage interest: −$6,442
• − Property taxes: −$1,601
• − Insurance: −$1,372
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$3,345
• Taxable income: $18,891
• Est. tax owed @ 24.0%: −$4,534
• After-tax cash flow: $15,023/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: Susquenita SD
• NCES district ID: 4223040
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $59,765
• Composite: 38.26/100
• National rank: #4240
• State rank: #275 of 539 in PA

Livability — Duncannon

• Score: 68/100
• State rank: #893
• US rank: #9501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncannon, PA
• Population (ZIP): 8,625

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Polish 8% Slovak 5% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.15%
• Current HPI: 167.8117
• 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

+296.6% since first listed

15 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-23 Price Changed $115,000 BRIGHT MLS
• 2026-03-10 Price Changed $120,000 BRIGHT MLS
• 2026-01-08 Listed $125,000 BRIGHT MLS
• 2026-01-05 Coming Soon $125,000 BRIGHT MLS
• 2020-08-08 Listing Removed — BRIGHT MLS
• 2020-08-07 Sold (MLS) $106,000 BRIGHT MLS
• 2020-06-30 Pending — BRIGHT MLS
• 2020-06-23 Relisted — BRIGHT MLS
• 2020-06-01 Pending — BRIGHT MLS
• 2020-05-15 Relisted — BRIGHT MLS
• 2020-03-11 Listing Removed — BRIGHT MLS
• 2019-10-09 Price Changed $107,900 BRIGHT MLS
• 2019-09-16 Listed $112,900 BRIGHT MLS
• 2005-08-22 Sold (Public Records) $29,000 Public Records

Property tax history

+0.0%/yr

Latest (2026): $1,601 · -16.4% YoY. Source: county tax records.