1330 Derry St · Harrisburg, PA 17104

$299,000

6 bd · None ba · — sqft · MultiFamily · 56 Days on market

Built 1900 Fair condition 4,356 sqft lot

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Three-unit investment property located in Harrisburg. Each unit features two spacious bedrooms with large room sizes and natural gas forced-air heat. The property offers a large balcony, generous outdoor space, and a rear yard, providing added appeal for tenants. A great opportunity for investors seeking a multi-unit property with strong rental potential.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 56 days

Property features AI

Finance

• Financial info: Land assessed at $6,100; Improvements assessed at $26,700; Total tax assessed value $32,800 (tax year 2025); Annual taxes $1,668; Assessment year 2026

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: End of row townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation
• Exterior features: No tidal water exposure; Other structures include above grade and below grade

Interior

• Bedrooms: Three 2-bedroom units
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Three total residential units

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 fast (+4.4%/yr); 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $3,754/mo this rent would consume 97% of the median local household income ($47k/yr) (locally 1166% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $169,613
• List price: $299,000
• Delta: 76.28%
• 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
1254 Derry St	0.09mi	5/— (-1)	2,756	2mo	$200,900	$73	76
1252 Derry St	0.10mi	5/— (-1)	2,800	4mo	$200,900	$72	74
23 Evergreen St	0.19mi	6/2.0	2,016	8mo	$155,000	$77	72
431 Hummel St	0.28mi	5/— (-1)	2,176	0mo	$169,995	$78	69
314 S 14th St	0.12mi	6/—	2,135	16mo	$115,000	$54	68
512 S 13th St	0.33mi	6/—	2,280	5mo	$130,000	$57	68
405 S 14th St	0.20mi	5/— (-1)	1,980	12mo	$215,000	$109	63
1621 Berryhill St	0.36mi	5/3.0 (-1)	2,130	6mo	$225,000	$106	61
60 Balm St	0.37mi	6/—	2,890	17mo	$175,000	$61	56
1426 State St	0.52mi	5/— (-1)	2,390	8mo	$165,000	$69	52
1414 State St	0.51mi	5/— (-1)	2,354	15mo	$224,900	$96	46
1923 State St	0.72mi	5/— (-1)	—	3mo	$250,000	—	46

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $14,363
• Equity at exit: $44,582

10-year hold

• IRR: 15.1%
• Equity multiple: 2.31×
• Total profit: $109,638
• Equity at exit: $25,852

Cash invested: $83,720 (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 17104

• Home prices YoY: -6.3%
• Rents YoY: 4.4%
• Active inventory: 67
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $3,754 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $899

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,753
Total (3 units)			$3,754

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	43d	1	0.10mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	23d	1	0.21mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	23d	1	0.27mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	0.31mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	43d	1	0.44mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	0.54mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	21d	1	0.62mi
1708 State St Harrisburg, PA	5.0	3.0	—	$1,745	—	14d	1	0.62mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	21d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $299,000 Active 56 DOM
2. 2026-06-17
   days on market $299,000 Active 55 DOM
3. 2026-06-16
   days on market $299,000 Active 54 DOM
4. 2026-06-15
   days on market $299,000 Active 53 DOM
5. 2026-06-14
   days on market $299,000 Active 51 DOM
6. 2026-06-13
   days on market $299,000 Active 50 DOM
7. 2026-06-10
   days on market $299,000 Active 48 DOM
8. 2026-06-09
   days on market $299,000 Active 47 DOM
9. 2026-06-08
   days on market $299,000 Active 46 DOM
10. 2026-06-07
    days on market $299,000 Active 45 DOM
11. 2026-06-03
    days on market $299,000 Active 41 DOM
12. 2026-06-02
    days on market $299,000 Active 40 DOM
13. 2026-06-01
    days on market $299,000 Active 39 DOM
14. 2026-05-31
    days on market $299,000 Active 38 DOM
15. 2026-05-31
    days on market $299,000 Active 37 DOM
16. 2026-04-23
    listed $299,000 Active 357-char remark
17. 2024-09-21
    historical $900
18. 2024-09-04
    listed $900
19. 2024-03-14
    historical $900
20. 2024-01-30
    listed $900
21. 2022-03-13
    price $875

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

Taxation est. · year 1

• Rental income: $45,048
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − Depreciation: −$8,698
• Taxable income: $6,413
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $9,253/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

Three-unit investment property in Harrisburg with moderate repairs and maintenance needed. Upgrades to kitchen and bathroom would significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen appliances — Old and worn
• Major bathroom fixtures — Basic and dated
• Moderate exterior siding — Shows some wear

Value-add opportunities

• Both Painting and updating kitchen appliances — Enhances curb appeal and interior aesthetics
• Both Updating bathroom fixtures — Improves functionality and appeal
• Both Re-siding exterior — Enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Old and worn	Major	$15,000–50,000
bathroom fixtures · Basic and dated	Major	$15,000–50,000
exterior siding · Shows some wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Painting and updating kitchen appliances — Enhances curb appeal and interior aesthetics ↑
• Both Updating bathroom fixtures — Improves functionality and appeal ↑
• Both Re-siding exterior — Enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,541
• Household income: $46,510
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1166.0

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 0.69)
• Race & ethnicity: Black 44% Hispanic / Latino 29% White 19% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 21% Dominican 6%
• Common ancestry: Polish 1% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 21% Other Indo-European 1% Chinese 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: ▼ -22.83%
• Current HPI: 340.2808
• Rent YoY: ▲ 4.43%
• 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

6 events — show timeline

• 2026-04-23 Listed $299,000 BRIGHT MLS
• 2024-09-21 Rental Removed $900 APPFOLIO
• 2024-09-04 Listed for Rent $900 APPFOLIO
• 2024-03-14 Rental Removed $900 APPFOLIO
• 2024-01-30 Listed for Rent $900 APPFOLIO
• 2022-03-13 Price Changed $875 RENT.