20 W Factory St · Mechanicsburg, PA 17055

$200,000

4 bd · 1.5 ba · 1,812 sqft · SingleFamily public records · 5 Days on market

Built 1900 8,276 sqft lot Est $315k · 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic charm and modern updates come together in this 4-bedroom, 1.5-bath home in the heart of Old Town Mechanicsburg. Offering over 1,800 square feet of living space, this detached home features a brand-new roof installed in 2025, a new water heater, spacious rooms, main-floor laundry, and a flexible layout ready for your personal touch. Enjoy relaxing on the covered front porch or upper-level porch, while the basement and detached garage provide valuable storage space. Situated on a generous lot just blocks from downtown Mechanicsburg, you'll be close to local shops, restaurants, parks, schools, and beloved community events. With convenient access to Harrisburg, Carlisle, and major commu

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Detached structure
• Construction: Shingle roof; Stone and concrete perimeter foundation; Above-grade and below-grade other structures; Year built per assessor
• Exterior features: Not in a federal flood zone; Tidal water: No

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric); Natural gas hot water
• Interior features: Unfinished basement; 2+ access exits; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.4% vs local median 2.7% in Mechanicsburg — 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 77/100 on livability (#372 in PA, #3,259 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $200,000

Questions for the listing agent

1. Built in 1900 — 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: 1.11% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $315,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 E Woodland Dr	0.19mi	4/2.5	1,944 (+7%)	6mo	$315,000	$162	70
421 W Main St	0.47mi	3/1.5 (-1)	1,790 (-1%)	1mo	$275,000	$154	70
113 E Woodland Dr	0.29mi	3/1.5 (-1)	1,704 (-6%)	2mo	$309,900	$182	70
121 E Locust St	0.37mi	4/2.0	1,716 (-5%)	5mo	$231,647	$135	68
426 W Main St	0.47mi	3/1.5 (-1)	1,780 (-2%)	4mo	$320,000	$180	67
135 E Locust St	0.39mi	3/1.0 (-1)	1,758 (-3%)	7mo	$201,000	$114	64
303 Brandy Ln	0.39mi	3/1.5 (-1)	1,625 (-10%)	2mo	$283,000	$174	58
42 Bayberry Dr	0.64mi	4/2.5	1,884 (+4%)	6mo	$357,500	$190	54
206 East Simpson St	0.50mi	3/1.5 (-1)	1,640 (-10%)	4mo	$320,000	$195	53
56 Honeysuckle Dr	0.60mi	4/2.0	1,656 (-9%)	5mo	$327,500	$198	51
107 Hogestown Rd	0.60mi	3/2.5 (-1)	1,987 (+10%)	4mo	$340,000	$171	44
7 S George St	0.67mi	3/2.5 (-1)	1,560 (-14%)	3mo	$265,000	$170	34

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-12,033
• Equity at exit: $29,821

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $9,205
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $358

Break-even live

Break-even rent $1,760

Max offer price $200,000

Occupancy floor 79%

Sensitivity live

Price	-10% $471	-5% $414	+0% $358	+5% $301	+10% $244
Rent	-10% $183	-5% $270	+0% $358	+5% $445	+10% $532
Rate	-1.0pp $458	-0.5pp $409	base $358	+0.5pp $306	+1.0pp $253

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 E Woodland Dr Mechanicsburg, PA	3.0	1.5	1704	$2,300	$1.35	44d	1	0.29mi
225 W Locust St Mechanicsburg, PA	3.0	1.5	1300	$1,800	$1.38	44d	1	0.35mi
319 E Main St Unit 1ST FLOOR Mechanicsburg, PA	3.0	1.5	1500	$1,795	$1.20	14d	1	0.48mi
209 S Washington St Mechanicsburg, PA	3.0	1.5	1528	$1,950	$1.28	14d	1	0.52mi
837 Admirals Quay Dr Mechanicsburg, PA	3.0	2.5	2027	$2,010	$0.99	14d	1	0.77mi

Listing history 6 events

1. 2026-06-14
   statusdays on market $200,000 Pending 5 DOM
2. 2026-06-10
   days on market $200,000 Active 4 DOM
3. 2026-06-09
   days on market $200,000 Active 3 DOM
4. 2026-06-08
   days on market $200,000 Active 2 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $200,000 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: $3,097 · $258/mo
• Projected year-2 tax: $3,129 · $261/mo
• Expected delta: +$31/yr (+$3/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $26,551
• − Mortgage interest: −$11,203
• − Property taxes: −$3,097
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,818
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $4,008/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 — Mechanicsburg

• Score: 77/100
• State rank: #372
• US rank: #3259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanicsburg, PA
• County: Cumberland County · 257,673 people
• City population: 85,577
• 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

+387.8% since first listed

4 events — show timeline

• 2026-06-07 Listed $200,000 BRIGHT MLS
• 2026-06-05 Coming Soon $200,000 BRIGHT MLS
• 2009-11-20 Sold (Public Records) $85,000 Public Records
• 1983-09-23 Sold (Public Records) $41,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,097 · +3.1% YoY. Source: county tax records.