2406 N 4th St · Harrisburg, PA 17110

$130,000

3 bd · 1.0 ba · 1,280 sqft · Townhouse public records · 20 Days on market

Built 1927 1,742 sqft lot $102/sqft · 12% above area Est $116k · 12% over

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Why this score? — see what drove the C- 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick 2 story home hardwood floors enclosed front porch, fenced yard, dining room, hardwood floors.

Key facts

• Built 1927
• Listed 20 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Brick exterior; Brick/mortar foundation; Above- and below-grade structures
• Exterior features: Located mid-block; Not in a federal flood zone

Interior

• Kitchen: Refrigerator; Gas oven/range
• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating (natural gas); Window air conditioning units (electric)
• Interior features: Living room; Dining room; Interior access to basement
• Laundry & utility: Washer/dryer hookups in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 6.6% 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: 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.
• Zoned schools: Harrisburg Hs (math 24% / reading 10%, grade F, #399 of 437 statewide, top 92%, 1,230 students, 100% FRL) — zoned schools average 100% FRL vs 82% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 170 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 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: built in 1927 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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. 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?
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: 1.21% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $116,034
• List price: $130,000
• Delta: 12.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2636 Reel St	0.31mi	3/1.0	1,232 (-4%)	3mo	$36,000	$29	77
625 Oxford St	0.26mi	4/1.0 (+1)	1,332 (+4%)	1mo	$94,000	$71	76
2234 N 5th St	0.18mi	3/1.0	1,380 (+8%)	4mo	$115,000	$83	75
2347 N 4th St	0.04mi	2/1.0 (-1)	1,420 (+11%)	0mo	$155,900	$110	75
622 Woodbine St	0.36mi	3/1.5	1,344 (+5%)	5mo	$143,500	$107	69
652 Seneca St	0.33mi	3/1.0	1,396 (+9%)	4mo	$150,000	$107	66
619 Geary St	0.38mi	4/1.0 (+1)	1,372 (+7%)	1mo	$130,000	$95	65
2213 Logan St	0.22mi	4/1.0 (+1)	1,406 (+10%)	6mo	$85,500	$61	63
1841 N 4th St	0.57mi	3/1.0	1,376 (+8%)	2mo	$132,000	$96	59
2660 Jefferson St	0.43mi	4/1.5 (+1)	1,391 (+9%)	5mo	$135,500	$97	54
2105 Penn St	0.41mi	2/1.5 (-1)	1,136 (-11%)	5mo	$125,000	$110	51
438 Muench St	0.55mi	3/2.0	1,458 (+14%)	6mo	$105,000	$72	42

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,789
• Equity at exit: $19,383

10-year hold

• IRR: 6.8%
• Equity multiple: 1.47×
• Total profit: $17,223
• Equity at exit: $11,240

Cash invested: $36,400 (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 17110

• Rents YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$682
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $338

Break-even live

Break-even rent $1,151

Max offer price $130,000

Occupancy floor 74%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	43d	1	0.14mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	13d	1	0.18mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	43d	1	0.23mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	43d	1	0.23mi
2210 N 3rd St Unit 4 Harrisburg, PA	2.0	1.0	1330	$1,395	$1.05	13d	1	0.27mi
2301 N 2nd St Harrisburg, PA	2.0	1.5	1325	$1,595	$1.20	43d	1	0.27mi
325 Woodbine St Harrisburg, PA	2.0	1.0	1706	$1,350	$0.79	23d	1	0.30mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	43d	1	0.35mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	43d	1	0.37mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	13d	1	0.41mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	43d	1	0.43mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	13d	1	0.43mi
2042 N 4th St Harrisburg, PA	3.0	1.0	1090	$1,400	$1.28	43d	1	0.44mi
2801 N 2nd St Apt A2 Harrisburg, PA	3.0	1.5	1200	$1,495	$1.25	43d	1	0.48mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	43d	1	0.48mi
269 Peffer St Harrisburg, PA	2.0	1.0	1000	$1,195	$1.20	43d	1	0.54mi
1909 N 4th St Harrisburg, PA	2.0	1.0	1000	$1,240	$1.24	43d	1	0.57mi
1841 N 4th St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	23d	1	0.61mi
1841 N 3rd St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	13d	1	0.62mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	23d	1	0.65mi
1839 Green St Harrisburg, PA	1.0–2.0	1.0	815	$1,595	$1.96	13d	1	0.65mi
1821 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1000	$1,299	$1.30	13d	1	0.70mi
640 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,650	$1.28	43d	1	0.72mi
644 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,295	$1.00	43d	1	0.72mi
3003 Pennwood Rd Harrisburg, PA	3.0	1.0	900	$1,395	$1.55	13d	1	0.73mi
3216 Green St Harrisburg, PA	4.0	2.0	1550	$2,200	$1.42	13d	1	0.99mi
1320 Penn St Harrisburg, PA	2.0	1.0	1193	$1,495	$1.25	43d	1	1.12mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	43d	1	1.22mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	23d	1	1.24mi
1122 Green St #14 Harrisburg, PA	2.0	1.0	918	$1,895	$2.06	43d	1	1.24mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	13d	21	1.28mi
1008 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1410	$1,295	$0.92	43d	1	1.32mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	43d	1	1.35mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	23d	1	1.35mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	23d	1	1.37mi
920 N 2nd St Unit 1 Harrisburg, PA	2.0	1.0	900	$1,475	$1.64	13d	1	1.38mi
719 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	1000	$1,150	$1.15	13d	1	1.47mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	43d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 20 DOM
2. 2026-06-17
   days on market $130,000 Active 19 DOM
3. 2026-06-16
   days on market $130,000 Active 18 DOM
4. 2026-06-15
   days on market $130,000 Active 17 DOM
5. 2026-06-14
   days on market $130,000 Active 15 DOM
6. 2026-06-13
   statusdays on market $130,000 Active 14 DOM
7. 2026-05-09
   listed $130,000 Active 288-char remark
8. 2026-05-07
   historical $130,000 288-char remark
9. 2019-10-18
   soldstatus $328,000
10. 2013-11-08
    soldstatus $21,500 99-char remark

    Show marketing remark (99 chars)

    Brick 2 story home hardwood floors enclosed front porch, fenced yard, dining room, hardwood floors.

11. 2013-11-03
    historical
12. 2013-08-04
    listed $26,000 99-char remark

    Show marketing remark (99 chars)

    Brick 2 story home hardwood floors enclosed front porch, fenced yard, dining room, hardwood floors.

13. 2012-06-06
    listed $35,000
14. 2006-11-23
    soldstatus $44,900
15. 2006-09-25
    listed $44,900
16. 1990-02-21
    soldstatus $26,000

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 6/10 Major FEMA zone X (unshaded) · 35% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $18,941
• − Mortgage interest: −$7,282
• − Property taxes: −$2,079
• − Insurance: −$650
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,782
• Taxable income: $2,118
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,546/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): 27,364
• Household income: $80,699
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1037.0

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 0.66)
• Race & ethnicity: White 47% Black 32% Hispanic / Latino 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, India, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -144.07%
• Current HPI: 257.826
• Rent YoY: ▲ 1.55%
• 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

+400.0% since first listed

12 events — show timeline

• 2026-06-10 Relisted — BRIGHT MLS
• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-09 Listed $130,000 BRIGHT MLS
• 2026-05-07 Coming Soon $130,000 BRIGHT MLS
• 2019-10-18 Sold (Public Records) $328,000 Public Records
• 2013-11-08 Sold (MLS) $21,500 BRIGHT MLS
• 2013-11-03 Listing Removed — BRIGHT MLS
• 2013-08-04 Listed $26,000 BRIGHT MLS
• 2012-06-06 Listed $35,000 BRIGHT MLS
• 2006-11-23 Sold (MLS) $44,900 BRIGHT MLS
• 2006-09-25 Listed $44,900 BRIGHT MLS
• 1990-02-21 Sold (Public Records) $26,000 Public Records

Property tax history

-0.0%/yr

Latest (2026): $2,079 · +1.6% YoY. Source: county tax records.