1525 Penn St · Harrisburg, PA 17102

$112,148

3 bd · 2.0 ba · 2,208 sqft · SingleFamily public records · 169 Days on market

Built 1900 871 sqft lot $51/sqft · 62% below area ↓ 21% since listing

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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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home situated within walking distance to downtown. 3 story Brick townhouse style home with 4 bedrooms, full bath, kitchen and living room. Unfinished basement for storage. Fenced back yard with paver patio. Conveniently located to shopping, restaurants, major highways and a short walk to riverfront along the Susquehanna River.

Key facts

• Fenced back yard
• Paver patio
• Built 1900

Tags

• WALKING DISTANCE TO DOWNTOWN
• FENCED BACK YARD
• PAVER PATIO
• SHORT WALK TO RIVERFRONT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.7% in Harrisburg — 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 84/100 on livability (#107 in PA, #826 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, employment D, crime F.
• Harrisburg City SD (urban): math 6% / reading 13% proficiency, ranked #535 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 58 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $775 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,690 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 5.6

CMA / ARV

• ARV (median comp): $248,775
• List price: $112,148
• Delta: -54.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 N 5th St	0.31mi	3/2.5	2,093 (-5%)	15mo	$220,000	$105	62
228 Boas St	0.39mi	3/3.5	2,011 (-9%)	12mo	$225,000	$112	51
2007 N 3rd St	0.48mi	4/2.0 (+1)	2,334 (+6%)	22mo	$425,000	$182	45
220 Peffer St	0.42mi	3/2.5	1,888 (-14%)	24mo	$325,000	$172	34
2227 N 3rd St	0.71mi	3/1.5	2,050 (-7%)	24mo	$230,000	$112	33

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,388
• Equity at exit: $16,722

10-year hold

• IRR: 15.3%
• Equity multiple: 2.34×
• Total profit: $41,938
• Equity at exit: $9,697

Cash invested: $31,401 (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 17102

• Home prices YoY: -3.9%
• Rents YoY: 4.3%
• Active inventory: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$588
• Tax from tax record: −$305 /mo · $3,657/yr
• Insurance: −$47
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $333

Break-even live

Break-even rent $1,260

Max offer price $112,148

Occupancy floor 75%

Sensitivity live

Price	-10% $396	-5% $364	+0% $333	+5% $301	+10% $269
Rent	-10% $200	-5% $266	+0% $333	+5% $399	+10% $465
Rate	-1.0pp $389	-0.5pp $361	base $333	+0.5pp $304	+1.0pp $274

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: $28,037
• Closing costs: $3,364
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	24d	1	0.19mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	0.28mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	44d	1	0.30mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	44d	1	0.38mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	24d	1	0.38mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	44d	1	0.40mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	44d	1	0.45mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	24d	1	0.46mi
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	14d	1	0.53mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	44d	1	0.58mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	44d	1	0.60mi
325 Woodbine St Harrisburg, PA	2.0	1.0	1706	$1,350	$0.79	24d	1	0.62mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	44d	1	0.69mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	14d	1	0.74mi
321 N Front St Unit 102 Harrisburg, PA	2.0	2.5	1562	$2,395	$1.53	44d	1	0.78mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	44d	1	0.91mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	44d	1	0.99mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	44d	1	1.13mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	1.13mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	1.13mi
52 Balm St Harrisburg, PA	3.0	1.0	1950	$1,495	$0.77	22d	1	1.15mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	44d	1	1.22mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	1.23mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	14d	1	1.29mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	14d	1	1.32mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	44d	1	1.50mi
331 Hummel St Unit A Harrisburg, PA	2.0	1.0	1590	$1,400	$0.88	44d	1	1.50mi

Listing history 4 events

1. 2026-05-08
   price $112,148 337-char remark

   Show marketing remark (337 chars)

   Spacious home situated within walking distance to downtown. 3 story Brick townhouse style home with 4 bedrooms, full bath, kitchen and living room. Unfinished basement for storage. Fenced back yard with paver patio. Conveniently located to shopping, restaurants, major highways and a short walk to riverfront along the Susquehanna River.

2. 2026-04-10
   price $121,900 337-char remark

   Show marketing remark (337 chars)

   Spacious home situated within walking distance to downtown. 3 story Brick townhouse style home with 4 bedrooms, full bath, kitchen and living room. Unfinished basement for storage. Fenced back yard with paver patio. Conveniently located to shopping, restaurants, major highways and a short walk to riverfront along the Susquehanna River.

3. 2026-02-17
   price $131,750 337-char remark

   Show marketing remark (337 chars)

   Spacious home situated within walking distance to downtown. 3 story Brick townhouse style home with 4 bedrooms, full bath, kitchen and living room. Unfinished basement for storage. Fenced back yard with paver patio. Conveniently located to shopping, restaurants, major highways and a short walk to riverfront along the Susquehanna River.

4. 2025-12-03
   listed $141,750 Active 337-char remark

   Show marketing remark (337 chars)

   Spacious home situated within walking distance to downtown. 3 story Brick townhouse style home with 4 bedrooms, full bath, kitchen and living room. Unfinished basement for storage. Fenced back yard with paver patio. Conveniently located to shopping, restaurants, major highways and a short walk to riverfront along the Susquehanna River.

ⓘ 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: $3,657 · $305/mo
• Projected year-2 tax: $3,657 · $305/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,170
• − Mortgage interest: −$6,282
• − Property taxes: −$3,657
• − Insurance: −$1,227
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$3,262
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,389/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: Harrisburg City SD
• NCES district ID: 4211580
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 13% ▼ -10.00%
• Median HH income: $33,432
• Composite: 7.6/100
• National rank: #9945
• State rank: #535 of 539 in PA

Livability — Harrisburg

• Score: 84/100
• State rank: #107
• US rank: #826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, PA
• County: Dauphin County · 247,857 people
• City population: 184,296
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 8,118
• Household income: $54,573
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 720.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Black 25% Hispanic / Latino 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 9% Arabic 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: ▼ -18.43%
• Current HPI: 451.4739
• Rent YoY: ▲ 4.29%
• 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

-20.9% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $112,148 BRIGHT MLS
• 2026-04-10 Price Changed $121,900 BRIGHT MLS
• 2026-02-17 Price Changed $131,750 BRIGHT MLS
• 2025-12-03 Listed $141,750 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $3,657 · +1.6% YoY. Source: county tax records.