600 Allenview Dr · Upper Allen, PA 17055

$249,900

3 bd · 2.5 ba · 1,656 sqft · Townhouse public records · 1 Days on market

Built 1985 2,178 sqft lot Est $310k · 19% under $140/mo HOA · 6% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nicely maintained 3 bedroom, 2.5 bath over 1650 square foot townhouse with formal DR, large bright living room with wood-burning FP, enclosed large sunroom, all appliances STAY, central vac, cental air, new roof will be installed within the next month or two, lots of storage in lower level, close to route 15, turnpike, restaurants, off street parking. HOA fee includes; lawn care, snow removal, pool, tennis, rec facilities.

Key facts

• $140 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee ($140) covering snow removal and lawn maintenance; HOA amenities include outdoor pool, tennis courts, playground, and basketball courts

Exterior

• Parking: Two assigned off-street parking spaces
• Utilities: Public water; Private sewer; 200+ amp electrical service with circuit breakers
• Home design: End-of-row townhouse; Fee simple ownership; Very good condition
• Construction: Aluminum siding, brick, and frame construction; Block foundation; Fiberglass and asphalt roof; Above-grade living area (estimated)
• Exterior features: Community outdoor pool; Tot lot/playground; Tennis courts; Basketball courts; Not in a federal flood zone

Interior

• Kitchen: Microwave; Dishwasher; Garbage disposal; Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the upper level (including primary/master bedroom)
• Bathrooms: Two full bathrooms (both on upper level); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Eat-in kitchen; Formal separate dining room; Sun/Florida room; Family room; Full unfinished basement with interior access; One fireplace
• Laundry & utility: Washer and dryer included; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-80 ($-958/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.4% below list).
• Recommended offer: $224k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mechanicsburg Area SD (suburban): math 38% / reading 60% proficiency, ranked #175 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mechanicsburg Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,377 students, 33% FRL).
• Market conditions: Rents rising (+1.9%/yr); 287 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 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.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $143k; list at $250k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $223,896 (10.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $309,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Allenview Dr	0.05mi	3/1.5	1,588 (-4%)	4mo	$268,000	$169	84
604 Allenview Dr	0.01mi	2/2.5 (-1)	1,536 (-7%)	2mo	$242,500	$158	81
463 Nursery Dr N	0.53mi	3/2.5	1,642 (-1%)	1mo	$285,500	$174	73
2139 S Autumn Chase Dr Unit 020-04	0.20mi	3/2.5	1,846 (+12%)	2mo	$427,000	$231	70
447 Nursery Dr N	0.49mi	3/2.5	1,642 (-1%)	8mo	$333,000	$203	69
2137 S Autumn Chase Dr Unit 019-04	0.20mi	3/2.5	1,846 (+12%)	10mo	$420,990	$228	63
732 Allenview Dr	0.07mi	2/1.5 (-1)	1,452 (-12%)	6mo	$230,000	$158	62
2013 Golden Ct	0.38mi	3/2.5	1,846 (+12%)	7mo	$315,000	$171	58
1730 Fairbank Ln	0.65mi	3/2.5	1,761 (+6%)	8mo	$330,000	$187	53
1771 Shady Ln	0.57mi	3/2.5	1,839 (+11%)	6mo	$366,000	$199	50
1810 Shady Ln	0.63mi	2/2.5 (-1)	1,765 (+7%)	8mo	$394,900	$224	48
1770 Fairbank Ln	0.60mi	3/2.5	1,845 (+11%)	10mo	$338,600	$184	44

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-47,945
• Equity at exit: $37,261

10-year hold

• IRR: -15.4%
• Equity multiple: 0.17×
• Total profit: $-57,782
• Equity at exit: $21,607

Cash invested: $69,972 (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 17055

• Rents YoY: 1.9%
• Active inventory: 287
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$104
• HOA: −$140
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-80

Break-even live

Break-even rent $2,340

Max offer price $235,794

Occupancy floor 99%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Dartmouth Ct Mechanicsburg, PA	3.0	1.5	1160	$1,500	$1.29	13d	1	1.27mi
1515 English Dr Mechanicsburg, PA	1.0–3.0	1.0–2.0	1007	$1,999	$1.98	13d	12	1.27mi
3122 Bullfinch Ln Mechanicsburg, PA	3.0	3.0	2008	$2,800	$1.39	21d	1	1.36mi
2051 Terrace View Ln Mechanicsburg, PA	4.0	2.5	1730	$2,299	$1.33	43d	1	1.42mi
2027 Terrace View Ln Mechanicsburg, PA	4.0	2.5	1730	$2,299	$1.33	43d	1	1.47mi
2027 Terrace View Ln Mechanicsburg, PA	4.0	2.5	1730	$2,299	$1.33	13d	1	1.47mi
2026 Terrace View Ln Mechanicsburg, PA	4.0	2.5	1730	$2,299	$1.33	43d	1	1.47mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: landscapingsnow removalpool

Listing history 13 events

1. 2026-06-19
   statusdays on market $249,900 Active 1 DOM
2. 2026-06-18
   days on market $249,900 Coming Soon 17 DOM
3. 2026-06-17
   days on market $249,900 Coming Soon 16 DOM
4. 2026-06-16
   days on market $249,900 Coming Soon 15 DOM
5. 2026-06-15
   days on market $249,900 Coming Soon 14 DOM
6. 2026-06-14
   days on market $249,900 Coming Soon 12 DOM
7. 2026-06-10
   days on market $249,900 Coming Soon 9 DOM
8. 2026-06-09
   days on market $249,900 Coming Soon 8 DOM
9. 2026-06-08
   days on market $249,900 Coming Soon 7 DOM
10. 2026-06-07
    days on market $249,900 Coming Soon 6 DOM
11. 2026-06-03
    days on market $249,900 Coming Soon 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $249,900 Coming Soon 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: $3,528 · $294/mo
• Projected year-2 tax: $3,738 · $312/mo
• Expected delta: +$210/yr (+$18/mo · 6.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,868
• − Mortgage interest: −$13,998
• − Property taxes: −$3,528
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$1,680
• − Depreciation: −$7,270
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $279/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: Mechanicsburg Area SD
• NCES district ID: 4215030
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 60% ▼ -12.00%
• Median HH income: $60,986
• Composite: 42.92/100
• National rank: #3118
• State rank: #175 of 539 in PA

Livability — Upper Allen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 42,006
• Household income: $99,077
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 888.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.92%
• Current HPI: 254.7596
• Rent YoY: ▲ 1.89%
• 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

+220.8% since first listed

9 events — show timeline

• 2026-06-01 Coming Soon $249,900 BRIGHT MLS
• 2011-08-25 Sold (Public Records) $143,000 Public Records
• 2011-08-11 Sold (MLS) $143,000 BRIGHT MLS
• 2011-06-30 Listing Removed — BRIGHT MLS
• 2011-03-24 Listed $149,900 BRIGHT MLS
• 2009-04-30 Sold (MLS) $150,000 BRIGHT MLS
• 2009-03-18 Listing Removed — BRIGHT MLS
• 2008-04-15 Listed $144,900 BRIGHT MLS
• 1985-09-11 Sold (Public Records) $77,900 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,528 · +3.3% YoY. Source: county tax records.