1206 N 17th St · Harrisburg, PA 17103

$150,000

4 bd · 1.0 ba · 2,397 sqft · Townhouse public records · 20 Days on market

Built 1900 2,178 sqft lot $63/sqft · at area comps Est $129k · 16% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.9/10.0
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This lovely home has a long-term tenant who would like to stay. Great 5 bedroom home on North 17th. Owner is in process of repairing heating system. No sign on property. Seller has other properties for sale. This could be a single property purchase, or see Associated Docs for list of total of 9 properties for possible package deal.

Key facts

• Built 1900
• Listed 20 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas and electric heating (radiator and electric baseboard); Electric cooling
• Home design: Semi-detached property; Above-grade finished living area reported (per assessor)
• Construction: Brick construction; Brick/mortar foundation; Shingle roof
• Exterior features: Not located in a federal flood zone; Middle-of-block location

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom
• Interior features: Living room; Dining room; Fireplace (1)
• Laundry & utility: Washer/dryer hookups in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+9.1%/yr); 66 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,791/mo this rent would consume 54% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $129,379
• List price: $150,000
• Delta: 15.94%
• 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
1500 State St	0.40mi	4/2.5	2,499 (+4%)	2mo	$150,000	$60	66
142 Balm St	0.59mi	4/1.0	2,430 (+1%)	7mo	$75,000	$31	64
1624 State St	0.37mi	4/3.5	2,313 (-4%)	7mo	$200,000	$86	61
1614 Herr St	0.06mi	5/1.5 (+1)	2,039 (-15%)	8mo	$155,000	$76	59
802 N 18th St	0.24mi	3/1.5 (-1)	2,100 (-12%)	4mo	$105,000	$50	58
1641 Market St	0.70mi	5/1.0 (+1)	2,316 (-3%)	3mo	$150,000	$65	54
241 N 15th St	0.48mi	5/1.0 (+1)	2,244 (-6%)	12mo	$169,900	$76	52
1625 Market St	0.70mi	4/1.5	2,256 (-6%)	8mo	$189,900	$84	49
208 N 15th St	0.53mi	5/1.0 (+1)	2,080 (-13%)	5mo	$80,001	$38	44
22 S 17th St	0.73mi	4/2.0	2,137 (-11%)	1mo	$150,000	$70	42
1423 Walnut St	0.57mi	4/1.0	2,072 (-14%)	12mo	$190,000	$92	41
26 N 16th St	0.64mi	5/2.0 (+1)	2,051 (-14%)	11mo	$112,000	$55	28

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $9,751
• Equity at exit: $22,365

10-year hold

• IRR: 19.2%
• Equity multiple: 2.98×
• Total profit: $83,293
• Equity at exit: $12,969

Cash invested: $42,000 (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: 66
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$787
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $386

Break-even live

Break-even rent $1,302

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	21d	1	0.38mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	0.46mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	43d	1	0.56mi
52 Balm St Harrisburg, PA	3.0	1.0	1950	$1,495	$0.77	21d	1	0.71mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	0.74mi
227 Hummel St Harrisburg, PA	5.0	2.0	2696	$1,600	$0.59	43d	1	1.03mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	23d	1	1.03mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	43d	1	1.03mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	43d	1	1.13mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	1.15mi
2315 Magnolia Dr Harrisburg, PA	4.0	3.5	3300	$3,000	$0.91	14d	1	1.16mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	23d	1	1.21mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	23d	1	1.22mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	43d	1	1.29mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	14d	10	1.29mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	43d	1	1.29mi
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	14d	1	1.37mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	23d	1	1.39mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	43d	1	1.43mi

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 20 DOM
2. 2026-06-17
   days on market $150,000 Active 19 DOM
3. 2026-06-16
   days on market $150,000 Active 18 DOM
4. 2026-06-15
   days on market $150,000 Active 17 DOM
5. 2026-06-14
   days on market $150,000 Active 15 DOM
6. 2026-06-13
   statusdays on market $150,000 Active 14 DOM
7. 2026-05-09
   listed $150,000 Active 364-char remark
8. 2026-05-07
   historical $150,000 364-char remark

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,263 · $189/mo
• Expected delta: +$107/yr (+$9/mo · 5.0%)

ⓘ 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 5% 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: $21,488
• − Mortgage interest: −$8,402
• − Property taxes: −$2,156
• − Insurance: −$750
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,364
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $4,059/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

+0.0% since first listed

4 events — show timeline

• 2026-06-10 Relisted — BRIGHT MLS
• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-09 Listed $150,000 BRIGHT MLS
• 2026-05-07 Coming Soon $150,000 BRIGHT MLS

Property tax history

-1.8%/yr

Latest (2026): $2,156 · +1.6% YoY. Source: county tax records.