318 W High St · Hummelstown, PA 17036

$80,000

3 bd · 1.0 ba · 1,740 sqft · SingleFamily public records

Built 1900 7,841 sqft lot

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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
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Not an arm's length transaction. * * * 2 story home in Hummelstown Borough in need of much repair.

Key facts

• 7,841 sq ft lot
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 21.0% vs local median 4.4% in Hummelstown — 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 74/100 on livability (#528 in PA, #4,888 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lower Dauphin Hs (math 82%, 1,085 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 106 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $80k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $80,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 2.70% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.64%
• DSCR: 3.34
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $330,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Holly St	0.07mi	3/1.5	1,750 (+1%)	9mo	$365,000	$209	87
291 Birch Ln	0.23mi	2/1.0 (-1)	1,655 (-5%)	1mo	$360,000	$218	76
235 W 2nd St	0.21mi	3/1.0	1,611 (-7%)	4mo	$222,500	$138	75
603 W High St	0.24mi	3/1.0	1,659 (-5%)	12mo	$315,000	$190	71
115 N Landis St	0.19mi	4/2.0 (+1)	1,696 (-2%)	12mo	$272,000	$160	68
257 Willow St	0.46mi	3/2.0	1,792 (+3%)	6mo	$350,000	$195	64
265 Redwood St	0.39mi	3/1.5	1,592 (-8%)	7mo	$345,000	$217	60
123 Graystone Dr	0.42mi	4/2.5 (+1)	1,908 (+10%)	4mo	$426,749	$224	50
27 Crescent St	0.59mi	3/2.0	1,883 (+8%)	6mo	$330,000	$175	50
211 N East St	0.60mi	3/3.0	1,826 (+5%)	11mo	$345,000	$189	47
416 N Duke St	0.60mi	3/2.5	1,960 (+13%)	2mo	$322,500	$165	43
112 Park Ave	0.57mi	3/2.5	1,964 (+13%)	7mo	$334,900	$171	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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 2.99×
• Total profit: $44,556
• Equity at exit: $11,928

10-year hold

• IRR: 52.1%
• Equity multiple: 5.45×
• Total profit: $99,625
• Equity at exit: $6,917

Cash invested: $22,400 (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 17036

• Home prices YoY: -28.4%
• Rents YoY: 0.6%
• Active inventory: 106
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$420
• Tax from tax record: −$272 /mo · $3,266/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $983

Break-even live

Break-even rent $918

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 N Walnut St Hummelstown, PA	4.0	1.5	1496	$1,700	$1.14	43d	1	0.18mi
116 E 2nd St Hummelstown, PA	3.0	1.0	1400	$1,700	$1.21	21d	1	0.60mi
210 Division St Hummelstown, PA	3.0	1.0	1340	$2,200	$1.64	43d	1	0.71mi
215 Division St Hummelstown, PA	3.0	2.0	1980	$2,750	$1.39	14d	1	0.74mi
670 Whitetail Dr Hummelstown, PA	2.0	2.0	1332	$2,000	$1.50	14d	1	1.00mi
2134 Red Fox Dr Hummelstown, PA	3.0	2.5	2180	$2,350	$1.08	43d	1	1.12mi
861 Fawn Ln Hummelstown, PA	3.0	2.5	1726	$2,300	$1.33	21d	1	1.14mi
861 Fawn Ln Hummelstown, PA	3.0	2.5	1726	$1,995	$1.16	14d	1	1.14mi
688 Stoverdale Rd Hummelstown, PA	3.0	2.5	1980	$2,500	$1.26	43d	1	1.21mi
1959 Deer Run Dr Hummelstown, PA	2.0	3.0	2000	$2,550	$1.27	43d	1	1.21mi
2086 Deer Run Dr Hummelstown, PA	2.0	2.5	1994	$2,150	$1.08	43d	1	1.22mi

Listing history 2 events

1. 2026-06-02
   remarks 109-char remark
2. 2026-06-02
   listed $80,000 Pending

ⓘ 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: $3,266 · $272/mo
• Projected year-2 tax: $3,266 · $272/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 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: $25,939
• − Mortgage interest: −$4,481
• − Property taxes: −$3,266
• − Insurance: −$400
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$2,327
• Taxable income: $11,314
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $9,076/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Hummelstown

• Score: 74/100
• State rank: #528
• US rank: #4888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hummelstown, PA
• County: Dauphin County · 247,857 people
• City population: 23,520
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,520
• Household income: $115,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 357.0

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 (82%)
• Race & ethnicity: White 82% Asian 8% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Slovak 2% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -97.37%
• Current HPI: 245.2109
• Rent YoY: ▲ 0.55%
• 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

+122.2% since first listed

3 events — show timeline

• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-06-01 Listed $80,000 BRIGHT MLS
• 1985-11-22 Sold (Public Records) $36,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $3,266 · +5.4% YoY. Source: county tax records.