1642 Market St · Harrisburg, PA 17103

$185,000

5 bd · 1.5 ba · 2,520 sqft · Townhouse public records · 1 Days on market

Built 1900 1,742 sqft lot Est $192k · at est.

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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 +21.1/30.0
• ARV discount +9.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 50% price reduction! 4 BR, 1.5 bath townhouse in need of TLC. Kitch w/ breakfast bar, big pantry, but needs cab/cntrs: stolen after rehab. 1st flr laundry. Newer carpet & vinyl. Replacement wndws. Spacious bedrooms/bath; large great room on 1st flr. Close to schools, shopping, dining, bus routes, parks & playgrounds. Electric bb heat, updated elec service. RE Taxes $1702/yr. Don't miss this solid investment opportunity

Key facts

• Move-in ready
• Cabinet space
• Updated kitchen

Tags

• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• CABINET SPACE
• UPDATED KITCHEN
• MOVE-IN READY

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

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 fast (+9.1%/yr); 68 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,871/mo this rent would consume 56% of the median local household income ($40k/yr) (locally 1014% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $185,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1641 Market St	0.03mi	5/1.0	2,316 (-8%)	3mo	$150,000	$65	81
1500 State St	0.31mi	4/2.5 (-1)	2,499 (-1%)	2mo	$150,000	$60	73
1625 Market St	0.03mi	4/1.5 (-1)	2,256 (-10%)	8mo	$189,900	$84	70
142 Balm St	0.41mi	4/1.0 (-1)	2,430 (-4%)	7mo	$75,000	$31	62
1600 State St	0.30mi	6/3.0 (+1)	2,704 (+7%)	4mo	$265,000	$98	59
241 N 15th St	0.28mi	5/1.0	2,244 (-11%)	13mo	$169,900	$76	56
701 N 16th St	0.39mi	5/1.5	2,817 (+12%)	9mo	$165,000	$59	54
1624 State St	0.30mi	4/3.5 (-1)	2,313 (-8%)	7mo	$200,000	$86	53
902 N 18th St	0.51mi	4/2.0 (-1)	2,700 (+7%)	14mo	$190,000	$70	46
1204 N 16th St	0.67mi	6/— (+1)	2,246 (-11%)	1mo	$177,000	$79	45
2012 Derry St	0.69mi	4/1.0 (-1)	2,193 (-13%)	5mo	$170,000	$78	35
2016 Derry St	0.69mi	4/3.0 (-1)	2,200 (-13%)	7mo	$155,000	$70	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-6,731
• Equity at exit: $27,584

10-year hold

• IRR: 11.3%
• Equity multiple: 2.09×
• Total profit: $56,403
• Equity at exit: $15,995

Cash invested: $51,800 (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 17103

• Rents YoY: 9.1%
• Active inventory: 68
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$970
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $209

Break-even live

Break-even rent $1,606

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $314	-5% $262	+0% $209	+5% $157	+10% $105
Rent	-10% $62	-5% $136	+0% $209	+5% $283	+10% $357
Rate	-1.0pp $303	-0.5pp $256	base $209	+0.5pp $161	+1.0pp $113

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	16d	1	0.02mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	45d	1	0.16mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	16d	1	0.27mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	23d	1	0.34mi
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	45d	1	0.42mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	25d	1	0.43mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	25d	1	0.50mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	16d	1	0.77mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	16d	10	0.87mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	45d	1	0.87mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	23d	1	1.03mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	25d	1	1.35mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	25d	1	1.39mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	45d	1	1.39mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $185,000 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: $1,989 · $166/mo
• Projected year-2 tax: $2,456 · $205/mo
• Expected delta: +$467/yr (+$39/mo · 23.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 6% 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: $22,450
• − Mortgage interest: −$10,363
• − Property taxes: −$1,989
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,382
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,625/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): 13,115
• Household income: $39,825
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 1014.0

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: Black 47% Hispanic / Latino 31% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 18% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 11% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -119.52%
• Current HPI: 211.455
• Rent YoY: ▲ 9.09%
• 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

+740.9% since first listed

11 events — show timeline

• 2026-06-21 Listed $185,000 BRIGHT MLS
• 2022-06-10 Sold (Public Records) $51,000 Public Records
• 2022-05-27 Sold (MLS) $51,000 BRIGHT MLS
• 2022-05-10 Pending — BRIGHT MLS
• 2022-05-06 Listed $49,000 BRIGHT MLS
• 2011-01-12 Sold (MLS) $13,000 BRIGHT MLS
• 2010-12-06 Listing Removed — BRIGHT MLS
• 2010-10-18 Listed $25,000 BRIGHT MLS
• 2007-10-31 Sold (MLS) $14,000 BRIGHT MLS
• 2007-08-27 Listing Removed — BRIGHT MLS
• 2007-07-17 Listed $22,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $1,989 · +1.5% YoY. Source: county tax records.