36 Debra Ln Unit 67E · North Middleton, PA 17013

$249,990

3 bd · 2.0 ba · 1,564 sqft · Townhouse · 61 Days on market

Built 2026 $160/sqft · 17% below area Est $300k · 17% under $70/mo HOA · 4% 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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +3.8/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

LEHMANS LANDING TO BE BUILT JUNIPER WITH NOVEMBER /DECEMBER 2026 DELVERY. This community is just 2 miles from downtown Carlisle, bringing new townhomes with 1-car garages to a location that keeps you close to everything that makes it easy to live your life your way—with modern spaces and a vibe that fits. The Juniper floorplan combines all the amenities of single-family living with total convenience. The main living level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of clos

Key facts

• Huge walk-in closet
• Gourmet kitchen
• Dining area

Tags

• GOURMET KITCHEN
• OPEN LIVING AREA
• DINING AREA
• LUXURY OWNER'S SUITE
• FULL BATH
• HUGE WALK-IN CLOSET

Property features AI

Finance

• Other: Ownership is fee simple; Property condition listed as excellent
• HOA & community: HOA fee of $70 monthly

Exterior

• Parking: Attached garage with one garage space; Garage has front entry and garage door opener
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Built by Ryan Homes; Construction listed as not completed; Vinyl siding
• Construction: Concrete perimeter foundation; Vinyl siding construction
• Exterior features: Not in a federal flood zone; Above-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level; Rooms include master bedroom, bedroom 2, bedroom 3
• Bathrooms: Two full bathrooms (both on the upper level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Doors with lever handles; No basement; Estimated living area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (22.1% below list).
• Recommended offer: $195k (22.1% 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.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 516 students, 51% FRL); Wilson Ms (math 20% / reading 53%, grade F, #307 of 512 statewide, top 61%, 577 students, 52% FRL); Carlisle Area Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,578 students, 39% FRL) — zoned schools average 47% FRL vs 30% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 312 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,620 (22.1% 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 61 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 10.7

CMA / ARV

• ARV (median comp): $300,073
• List price: $249,990
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Lehman Dr	0.07mi	2/2.0 (-1)	1,555 (-1%)	7mo	$289,000	$186	85
140 Lehman Dr	0.04mi	2/2.0 (-1)	1,532 (-2%)	12mo	$289,900	$189	79
21 Debra Ln Unit 53C SPEC	0.43mi	3/2.5	1,564 (0%)	4mo	$276,490	$177	75
23 Debra Ln Unit 53B	0.42mi	3/2.5	1,564 (0%)	5mo	$298,985	$191	74
19 Debra Ln Unit 53D	0.43mi	3/2.5	1,564 (0%)	6mo	$303,985	$194	73
25 Debra Ln Unit 53A	0.42mi	3/2.5	1,564 (0%)	7mo	$314,990	$201	72
37 Debra Ln Unit 61F SPEC	0.42mi	3/2.5	1,498 (-4%)	3mo	$280,000	$187	69
31 Debra Ln Unit 61C	0.41mi	3/1.5	1,498 (-4%)	3mo	$305,485	$204	69
33 Debra Ln Unit 61D	0.41mi	3/1.5	1,498 (-4%)	5mo	$289,990	$194	68
29 Debra Ln Unit 61B	0.42mi	3/1.5	1,498 (-4%)	5mo	$307,990	$206	67
27 Debra Ln Unit 61A	0.42mi	3/2.5	1,498 (-4%)	6mo	$329,990	$220	66
35 Debra Ln Unit 61E	0.42mi	3/2.5	1,498 (-4%)	6mo	$294,990	$197	66

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-57,901
• Equity at exit: $37,274

10-year hold

• IRR: -21.0%
• Equity multiple: -0.07×
• Total profit: $-75,104
• Equity at exit: $21,615

Cash invested: $69,997 (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 17013

• Rents YoY: 2.5%
• Active inventory: 312
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$70
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-260

Break-even live

Break-even rent $2,275

Max offer price $212,349

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-174	+0% $-260	+5% $-347	+10% $-433
Rent	-10% $-414	-5% $-337	+0% $-260	+5% $-183	+10% $-106
Rate	-1.0pp $-134	-0.5pp $-197	base $-260	+0.5pp $-325	+1.0pp $-391

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1838 Mary Ln Carlisle, PA	3.0	1.5	1523	$800	$0.53	15d	1	0.73mi
130 Imperial Ct Carlisle, PA	3.0	2.0	1137	$1,650	$1.45	45d	1	1.17mi
10 Heather Dr Carlisle, PA	4.0	2.5	1625	$2,200	$1.35	23d	1	1.21mi
1142 Redwood Dr Carlisle, PA	3.0	2.5	1344	$1,495	$1.11	25d	1	1.36mi
9 Heather Cir CARLISLE BRKS, PA	4.0	2.5	1625	$2,200	$1.35	25d	1	1.43mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 16 events

1. 2026-06-22
   days on market $249,990 Active 61 DOM
2. 2026-06-18
   days on market $249,990 Active 58 DOM
3. 2026-06-17
   days on market $249,990 Active 57 DOM
4. 2026-06-16
   days on market $249,990 Active 56 DOM
5. 2026-06-15
   days on market $249,990 Active 55 DOM
6. 2026-06-14
   days on market $249,990 Active 53 DOM
7. 2026-06-10
   days on market $249,990 Active 50 DOM
8. 2026-06-09
   days on market $249,990 Active 49 DOM
9. 2026-06-08
   days on market $249,990 Active 48 DOM
10. 2026-06-07
    days on market $249,990 Active 47 DOM
11. 2026-06-03
    days on market $249,990 Active 43 DOM
12. 2026-06-02
    days on market $249,990 Active 42 DOM
13. 2026-06-01
    days on market $249,990 Active 41 DOM
14. 2026-05-31
    days on market $249,990 Active 40 DOM
15. 2026-05-31
    days on market $249,990 Active 39 DOM
16. 2026-04-21
    listed $249,990 Active 1440-char remark

ⓘ 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: $23,354
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$840
• − Depreciation: −$7,272
• Taxable loss: −$7,498
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $-1,322/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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — North Middleton

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

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• 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

1 event — show timeline

• 2026-04-21 Listed $249,990 BRIGHT MLS