558 N Spring St · Middletown, PA 17057

$85,000

5 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 2 Days on market

Built 1898

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Within walking distance of Penn State Harrisburg. Leave a message at 7178020034. We will return your phone call.

Key facts

• Built 1898
• Listed 2 days

Tags

• NEAR PENN STATE HARRISBURG

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 20.1% vs local median 3.1% in Middletown — 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 (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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: property tax is 3.4% of price; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.53% ✓
• Cap rate: 20.07%
• Cash-on-cash: 49.21%
• DSCR: 3.19
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $234,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Oak Hill Dr	0.28mi	4/1.0 (-1)	1,435 (-5%)	14mo	$222,500	$155	62
20 W Water St	0.27mi	4/1.0 (-1)	1,692 (+12%)	7mo	$110,000	$65	56
346 E Roosevelt Ave	0.56mi	4/1.0 (-1)	1,416 (-6%)	4mo	$205,000	$145	55
11 Beechwood Dr	0.23mi	4/1.0 (-1)	1,320 (-13%)	12mo	$251,000	$190	53
15 Beechwood Dr	0.23mi	4/1.0 (-1)	1,320 (-13%)	15mo	$205,000	$155	50
1052 Spruce St	0.53mi	4/1.0 (-1)	1,373 (-9%)	9mo	$192,000	$140	47
134 Oak Hill Dr	0.34mi	4/2.0 (-1)	1,320 (-13%)	9mo	$252,000	$191	47
309 E Roosevelt Ave	0.50mi	4/1.0 (-1)	1,416 (-6%)	17mo	$253,000	$179	47
921 Vine St	0.66mi	4/1.0 (-1)	1,416 (-6%)	9mo	$250,000	$177	46
219 Ridge Ave	0.49mi	4/1.0 (-1)	1,416 (-6%)	24mo	$227,000	$160	42
302 Plane St	0.56mi	4/1.0 (-1)	1,373 (-9%)	16mo	$200,000	$146	40

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 2.91×
• Total profit: $45,478
• Equity at exit: $12,674

10-year hold

• IRR: 50.3%
• Equity multiple: 5.54×
• Total profit: $108,034
• Equity at exit: $7,349

Cash invested: $23,800 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $976

Break-even live

Break-even rent $916

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 N Spring St Unit A Middletown, PA	5.0	2.5	1725	$1,995	$1.16	44d	1	0.35mi
258 Ann St Middletown, PA	5.0	1.5	2120	$2,195	$1.04	44d	1	0.58mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 2 DOM
2. 2026-06-17
   price $85,000 Active 1 DOM
3. 2026-06-16
   pricedays on marketlisting id $80,000 Active 1 DOM
4. 2026-06-15
   days on market $85,000 Active 14 DOM
5. 2026-06-14
   days on market $85,000 Active 12 DOM
6. 2026-06-10
   days on market $85,000 Active 9 DOM
7. 2026-06-09
   days on market $85,000 Active 8 DOM
8. 2026-06-08
   days on market $85,000 Active 7 DOM
9. 2026-06-07
   days on market $85,000 Active 6 DOM
10. 2026-06-05
    days on market $85,000 Active 3 DOM
11. 2026-06-03
    days on market $85,000 Active 2 DOM
12. 2026-06-02
    remarks 112-char remark
13. 2026-06-02
    listed $85,000 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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,824
• − Mortgage interest: −$4,761
• − Property taxes: −$2,914
• − Insurance: −$425
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$2,473
• Taxable income: $11,119
• Est. tax owed @ 24.0%: −$2,669
• After-tax cash flow: $9,044/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

Amenities F Commute C 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: Middletown, PA
• County: Dauphin County · 247,857 people
• City population: 23,560
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+120.8% since first listed

10 events — show timeline

• 2026-06-02 Listed $85,000 FSBO.com
• 2024-08-06 Listing Removed — BRIGHT MLS
• 2024-08-01 Listed $75,000 BRIGHT MLS
• 2024-07-26 Coming Soon — BRIGHT MLS
• 2016-04-30 Listing Removed — BRIGHT MLS
• 2015-11-16 Listed $79,900 BRIGHT MLS
• 2006-02-24 Sold (Public Records) $84,900 Public Records
• 2006-02-23 Sold (MLS) $84,900 BRIGHT MLS
• 2006-01-18 Listed $84,900 BRIGHT MLS
• 1986-09-09 Sold (Public Records) $38,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,914 · +4.0% YoY. Source: county tax records.