225 Market St · New Cumberland, PA 17070

$134,900

4 bd · 1.5 ba · 1,600 sqft · Townhouse · 70 Days on market

Built 1900 1,742 sqft lot $84/sqft · 27% below area Est $184k · 27% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 225 Market St in New Cumberland. This 4-bedroom, 1.5-bath property is a true handyman special, perfect for an investor, contractor, or buyer looking to take on their next project. The home has already been fully gutted and is ready to be rebuilt, giving the next owner a clean slate to finish the property to their own vision. Many building materials and mechanical components are already on site, including a new furnace and air conditioning system, along with lighting fixtures, tile, flooring, and other materials. The exterior improvements have already been started, featuring new siding and a new roof, helping take care of two of the largest exterior expenses. Located on a quiet and charming street close to the Susquehanna River, the property sits in a Commercial Residential zoning district, allowing for a variety of potential uses. It may be especially appealing for someone interested in running a home-based business while living on site. Buyers are encouraged to confirm permitted uses directly with the township. Additional highlights include very low property taxes and ample street parking. This property offers a great opportunity for someone ready to complete the renovation and create value.

Key facts

• Fully gutted
• New furnace
• New siding

Tags

• FULLY GUTTED
• NEW FURNACE
• NEW AIR CONDITIONING SYSTEM
• NEW SIDING
• NEW ROOF
• COMMERCIAL RESIDENTIAL ZONING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.0% in New Cumberland — 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 80/100 on livability (#211 in PA, #1,866 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $184,310
• List price: $134,900
• Delta: -26.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Reno Ave	0.18mi	4/1.0	1,534 (-4%)	11mo	$180,000	$117	74
17 Umberto Ave	0.28mi	5/1.5 (+1)	1,680 (+5%)	11mo	$190,000	$113	64
327 4th St	0.22mi	3/2.0 (-1)	1,392 (-13%)	1mo	$238,000	$171	60
203 Reno Ave	0.18mi	4/1.0	1,750 (+9%)	17mo	$192,500	$110	59
402 4th St	0.23mi	3/1.0 (-1)	1,534 (-4%)	23mo	$147,000	$96	56
20 Ross Ave	0.29mi	3/1.0 (-1)	1,541 (-4%)	23mo	$85,000	$55	54
426 Market	0.20mi	3/1.0 (-1)	1,438 (-10%)	22mo	$199,900	$139	49
331 4th St	0.23mi	3/1.5 (-1)	1,360 (-15%)	14mo	$200,000	$147	48
322 Rosemont Ave	0.42mi	3/2.0 (-1)	1,410 (-12%)	16mo	$225,000	$160	40
323 7th St	0.47mi	3/1.0 (-1)	1,372 (-14%)	19mo	$149,000	$109	31

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,581
• Equity at exit: $20,114

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $22,642
• Equity at exit: $11,664

Cash invested: $37,772 (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 17070

• Home prices YoY: -27.3%
• Active inventory: 89
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $302

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 76%

Sensitivity live

Price	-10% $396	-5% $349	+0% $302	+5% $256	+10% $209
Rent	-10% $179	-5% $241	+0% $302	+5% $364	+10% $426
Rate	-1.0pp $370	-0.5pp $337	base $302	+0.5pp $267	+1.0pp $232

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 7th St New Cumberland, PA	3.0	1.5	1800	$1,495	$0.83	24d	1	0.48mi
508 N 2nd St Steelton, PA	3.0	1.5	1360	$1,450	$1.07	15d	1	1.14mi
316 N 2nd St Steelton, PA	3.0	1.5	1524	$1,600	$1.05	15d	1	1.19mi
332 Deerfield Rd Camp Hill, PA	4.0	2.5	2043	$2,500	$1.22	44d	1	1.34mi
322 Pine St Unit 2 Steelton, PA	3.0	1.0	1100	$995	$0.90	44d	1	1.45mi
314 Lincoln St Steelton, PA	3.0	1.0	1264	$1,595	$1.26	15d	1	1.47mi
325 Lincoln St Steelton, PA	3.0	1.0	1186	$1,250	$1.05	15d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $134,900 Active 70 DOM
2. 2026-06-17
   days on market $134,900 Active 69 DOM
3. 2026-06-16
   days on market $134,900 Active 68 DOM
4. 2026-06-15
   days on market $134,900 Active 67 DOM
5. 2026-06-14
   days on market $134,900 Active 65 DOM
6. 2026-06-10
   days on market $134,900 Active 62 DOM
7. 2026-06-09
   days on market $134,900 Active 61 DOM
8. 2026-06-08
   days on market $134,900 Active 60 DOM
9. 2026-06-07
   days on market $134,900 Active 59 DOM
10. 2026-06-05
    days on market $134,900 Active 56 DOM
11. 2026-06-03
    days on market $134,900 Active 55 DOM
12. 2026-06-02
    days on market $134,900 Active 54 DOM
13. 2026-06-01
    days on market $134,900 Active 53 DOM
14. 2026-05-31
    days on market $134,900 Active 52 DOM
15. 2026-05-31
    days on market $134,900 Active 51 DOM
16. 2026-04-09
    listed $140,999 Active 1233-char remark

    Show marketing remark (1233 chars)

    Opportunity awaits at 225 Market St in New Cumberland. This 4-bedroom, 1.5-bath property is a true handyman special, perfect for an investor, contractor, or buyer looking to take on their next project. The home has already been fully gutted and is ready to be rebuilt, giving the next owner a clean slate to finish the property to their own vision. Many building materials and mechanical components are already on site, including a new furnace and air conditioning system, along with lighting fixtures, tile, flooring, and other materials. The exterior improvements have already been started, featuring new siding and a new roof, helping take care of two of the largest exterior expenses. Located on a quiet and charming street close to the Susquehanna River, the property sits in a Commercial Residential zoning district, allowing for a variety of potential uses. It may be especially appealing for someone interested in running a home-based business while living on site. Buyers are encouraged to confirm permitted uses directly with the township. Additional highlights include very low property taxes and ample street parking. This property offers a great opportunity for someone ready to complete the renovation and create value.

17. 2015-04-30
    historical
18. 2014-10-24
    listed $59,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,753
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,924
• Taxable income: $1,574
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $3,250/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — New Cumberland

• Score: 80/100
• State rank: #211
• US rank: #1866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cumberland, PA
• County: Cumberland County · 257,673 people
• City population: 16,830
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 16,830
• Household income: $88,000
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 327.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 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: ▼ -94.00%
• Current HPI: 250.869
• Rent YoY: —
• 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

+139.0% since first listed

3 events — show timeline

• 2026-04-09 Listed $140,999 BRIGHT MLS
• 2015-04-30 Listing Removed — BRIGHT MLS
• 2014-10-24 Listed $59,000 BRIGHT MLS