8116-J Carl Williams Blvd · West Hanover, PA 17112

$266,000

3 bd · 2.5 ba · 1,440 sqft · Townhouse · 45 Days on market

Built 2017 7,170 sqft lot $185/sqft · 13% below area Est $306k · 13% under $125/mo HOA · 6% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +13.4/15.0
• Cash flow +8.5/30.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New townhomes by EGStoltzfus! Platinum Package includes everything in Gold Package + HW on 1rst Floor, Granite w/ ceramic backsplash, Island w/ pendants, Recessed lights, Smooth-top range, and much more. Current builder incentive $7,000 can be used toward closing costs or to lower sale price.

Key facts

• $125 HOA
• Garage
• Built 2017

Property features AI

Finance

• HOA & community: Monthly HOA fee of $125; HOA covers common area maintenance, exterior building maintenance, lawn maintenance, road maintenance, and snow removal

Exterior

• Parking: Attached front-entry garage with automatic opener and inside access; Driveway and off-street parking available; Parking lot access
• Utilities: Public water; Public sewer; Electric cooling and hot water; Natural gas heating
• Home design: Interior townhouse/rowhouse; Main entrance faces west
• Construction: Built with block and frame construction; Block foundation; Architectural shingle roof; Approximately 1,440 finished above-grade area and about 600 below-grade unfinished area; Fee simple ownership
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Central heating with natural gas; Central air conditioning; Electric hot water
• Interior features: No basement; Living area recorded by assessor
• Laundry & utility: Laundry located on the upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $266k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.6% below list).
• Recommended offer: $219k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Hanover El Sch (math 57% / reading 76%, grade B+, #235 of 1,518 statewide, top 16%, 574 students, 32% FRL); Central Dauphin Ms (math 27% / reading 66%, grade D+, #172 of 512 statewide, top 35%, 848 students, 33% FRL); Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Central Dauphin SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 314 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $193k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,130 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.1

CMA / ARV

• ARV (median comp): $306,467
• List price: $266,000
• Delta: -10.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8104 Lenker Dr	0.04mi	3/2.5	1,440 (0%)	12mo	$285,000	$198	88
8105 Lenker Dr	0.06mi	3/2.5	1,452 (+1%)	14mo	$300,000	$207	85
138 Carleigh Ln	0.02mi	3/2.5	1,544 (+7%)	6mo	$290,000	$188	82
8129 Lenker Dr	0.03mi	3/2.5	1,568 (+9%)	18mo	$299,900	$191	69
7883 Manada Ct	0.59mi	3/2.5	1,600 (+11%)	12mo	$269,369	$168	44
7857 Manada Ct #7	0.57mi	3/2.5	1,612 (+12%)	13mo	$270,000	$167	43

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.18×
• Total profit: $-60,737
• Equity at exit: $39,661

10-year hold

• IRR: -24.0%
• Equity multiple: -0.12×
• Total profit: $-83,293
• Equity at exit: $22,999

Cash invested: $74,480 (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 17112

• Rents YoY: 1.6%
• Active inventory: 314
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,395
• Tax est. 1.5%: −$332 /mo · $3,990/yr
• Insurance: −$111
• HOA: −$125
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-232

Break-even live

Break-even rent $2,485

Max offer price $232,409

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-140	+0% $-232	+5% $-324	+10% $-416
Rent	-10% $-405	-5% $-319	+0% $-232	+5% $-146	+10% $-59
Rate	-1.0pp $-98	-0.5pp $-164	base $-232	+0.5pp $-301	+1.0pp $-371

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8170 Haley Ct Harrisburg, PA	3.0	2.5	1868	$2,300	$1.23	23d	1	0.07mi
8177 Lenker Dr #2604 West Hanover Township, PA	3.0	2.5	1852	$2,250	$1.21	45d	1	0.09mi
7874 Manada Ct Unit 28 West Hanover Township, PA	3.0	3.0	1612	$1,750	$1.09	15d	1	0.60mi
7867 Oak Brook Dr Harrisburg, PA	3.0	2.5	1730	$1,990	$1.15	45d	1	0.82mi
162 N Fairville Ave Harrisburg, PA	3.0	1.0	1537	$2,000	$1.30	15d	1	1.05mi
500 Northstar Dr Harrisburg, PA	2.0	2.5	1440	$2,149	$1.49	15d	1	1.39mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 22 events

1. 2026-06-21
   pricedays on market $266,000 Active 45 DOM
2. 2026-06-18
   days on market $274,990 Active 42 DOM
3. 2026-06-17
   days on market $274,990 Active 41 DOM
4. 2026-06-16
   days on market $274,990 Active 40 DOM
5. 2026-06-15
   days on market $274,990 Active 39 DOM
6. 2026-06-14
   pricedays on market $274,990 Active 37 DOM
7. 2026-06-13
   days on market $279,900 Active 36 DOM
8. 2026-06-10
   days on market $279,900 Active 34 DOM
9. 2026-06-09
   days on market $279,900 Active 33 DOM
10. 2026-06-08
    days on market $279,900 Active 32 DOM
11. 2026-06-07
    days on market $279,900 Active 31 DOM
12. 2026-06-05
    pricedays on market $279,900 Active 28 DOM
13. 2026-06-03
    days on market $289,900 Active 27 DOM
14. 2026-06-02
    days on market $289,900 Active 26 DOM
15. 2026-06-01
    days on market $289,900 Active 25 DOM
16. 2026-05-31
    days on market $289,900 Active 24 DOM
17. 2026-05-31
    days on market $289,900 Active 23 DOM
18. 2026-05-08
    listed $289,900 Active 1439-char remark
19. 2026-05-06
    historical $289,900 1439-char remark
20. 2017-08-31
    soldstatus $192,900 293-char remark

    Show marketing remark (293 chars)

    New townhomes by EGStoltzfus! Platinum Package includes everything in Gold Package + HW on 1rst Floor, Granite w/ ceramic backsplash, Island w/ pendants, Recessed lights, Smooth-top range, and much more. Current builder incentive $7,000 can be used toward closing costs or to lower sale price.

21. 2017-06-16
    historical 293-char remark

    Show marketing remark (293 chars)

    New townhomes by EGStoltzfus! Platinum Package includes everything in Gold Package + HW on 1rst Floor, Granite w/ ceramic backsplash, Island w/ pendants, Recessed lights, Smooth-top range, and much more. Current builder incentive $7,000 can be used toward closing costs or to lower sale price.

22. 2017-04-28
    listed $192,900 293-char remark

    Show marketing remark (293 chars)

    New townhomes by EGStoltzfus! Platinum Package includes everything in Gold Package + HW on 1rst Floor, Granite w/ ceramic backsplash, Island w/ pendants, Recessed lights, Smooth-top range, and much more. Current builder incentive $7,000 can be used toward closing costs or to lower sale price.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,296
• − Mortgage interest: −$14,900
• − Property taxes: −$3,990
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$1,500
• − Depreciation: −$7,738
• Taxable loss: −$7,370
• Est. tax savings @ 24.0%: +$1,769
• After-tax cash flow: $-1,017/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — West Hanover

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,502
• Household income: $103,876
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 412.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Asian 7% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 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: ▼ -207.10%
• Current HPI: 244.5366
• Rent YoY: ▲ 1.64%
• 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

+42.6% since first listed

7 events — show timeline

• 2026-06-13 Price Changed $274,990 BRIGHT MLS
• 2026-06-04 Price Changed $279,900 BRIGHT MLS
• 2026-05-08 Listed $289,900 BRIGHT MLS
• 2026-05-06 Coming Soon $289,900 BRIGHT MLS
• 2017-08-31 Sold (MLS) $192,900 BRIGHT MLS
• 2017-06-16 Listing Removed — BRIGHT MLS
• 2017-04-28 Listed $192,900 BRIGHT MLS