206 Gannett St · Paxtonia, PA 17112

$100,000

3 bd · 1.0 ba · 2,080 sqft · SingleFamily public records

Built 1940 10,454 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
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

Key facts

• 0.24 acre lot
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 79/100 on livability (#233 in PA, #2,016 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• 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: Paxtonia El Sch (math 47% / reading 67%, grade C+, #444 of 1,518 statewide, top 32%, 689 students, 42% FRL); Central Dauphin East Ms (math 11% / reading 42%, grade F, #410 of 512 statewide, top 80%, 779 students, 99% FRL); Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools average 58% FRL vs 33% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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: property tax is 2.9% of price; built in 1940 — 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 $100,000

Questions for the listing agent

1. Built in 1940 — 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. 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: 2.14% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $307,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 S Lockwillow Ave	0.10mi	3/3.0	2,079 (-0%)	0mo	$405,000	$195	87
5724 Kenwood Ave	0.34mi	3/2.5	2,034 (-2%)	2mo	$377,000	$185	73
22 Carolyn St	0.48mi	3/1.0	2,204 (+6%)	1mo	$255,000	$116	67
170 S Johnson St	0.20mi	4/2.0 (+1)	2,207 (+6%)	6mo	$205,000	$93	67
8 Crums Ln	0.53mi	3/—	1,960 (-6%)	3mo	$289,900	$148	63
107 S Johnson St	0.31mi	2/1.5 (-1)	1,960 (-6%)	8mo	$192,000	$98	62
115 Suffolk Rd	0.64mi	3/2.5	2,142 (+3%)	6mo	$345,000	$161	55
5453 Devonshire Rd	0.47mi	4/2.5 (+1)	2,250 (+8%)	2mo	$451,000	$200	52
36 State Dr	0.60mi	4/2.5 (+1)	2,020 (-3%)	7mo	$290,000	$144	50
5738 Cloverdale Rd	0.42mi	4/2.5 (+1)	2,334 (+12%)	8mo	$465,000	$199	43
5220 Earl Dr	0.73mi	4/2.5 (+1)	2,193 (+5%)	4mo	$315,000	$144	42
123 Lincoln Pl	0.58mi	4/2.0 (+1)	1,770 (-15%)	6mo	$246,000	$139	34

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: 32.4%
• Equity multiple: 2.34×
• Total profit: $37,381
• Equity at exit: $14,910

10-year hold

• IRR: 38.6%
• Equity multiple: 4.36×
• Total profit: $94,022
• Equity at exit: $8,646

Cash invested: $28,000 (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 17112

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$238 /mo · $2,862/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $885

Break-even live

Break-even rent $1,018

Max offer price $100,000

Occupancy floor 54%

Sensitivity live

Price	-10% $942	-5% $913	+0% $885	+5% $857	+10% $828
Rent	-10% $716	-5% $801	+0% $885	+5% $970	+10% $1,054
Rate	-1.0pp $935	-0.5pp $911	base $885	+0.5pp $859	+1.0pp $833

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 Blue Valley Ave Harrisburg, PA	3.0	2.0	2352	$1,995	$0.85	24d	1	1.28mi

Listing history 12 events

1. 2026-01-12
   listed $100,000
2. 2026-01-12
   historical
3. 2019-02-07
   soldstatus $162,900
4. 2019-01-30
   soldstatus $162,900 Closed 551-char remark

   Show marketing remark (551 chars)

   Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

5. 2018-12-24
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

6. 2018-11-30
   price $159,900 551-char remark

   Show marketing remark (551 chars)

   Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

7. 2018-10-22
   price $164,900 551-char remark

   Show marketing remark (551 chars)

   Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

8. 2018-09-28
   listed $169,900 Active 551-char remark

   Show marketing remark (551 chars)

   Great 1771 square foot cape cod on lovely, landscaped yard. 3 bedrooms, 2 on first floor and large bedroom on 2nd floor with room to add extra bath. First floor features living room, dining room, office, foyer, kitchen, large mud/laundry room and 2 bedrooms. Wrap around deck leads down to brick paver patio. Beautiful outdoor setting with privacy fence. Large shed for all your outdoor equipment. Roof new within last 3 years and the rubber roof in the last 9 years. Windows replaced about 9 years ago. Economical gas heat. Check out this home today!

9. 2007-06-20
   soldstatus $159,000
10. 2007-06-15
    soldstatus $159,000 208-char remark

    Show marketing remark (208 chars)

    Complete rehab! New drywall, electric, flooring, windows, siding and roof, just to name a few of the improvements. Convenient location to amenities and highways. Good schools. One year Home Warranty included.

11. 2006-09-26
    listed $159,942 208-char remark

    Show marketing remark (208 chars)

    Complete rehab! New drywall, electric, flooring, windows, siding and roof, just to name a few of the improvements. Convenient location to amenities and highways. Good schools. One year Home Warranty included.

12. 2006-02-13
    soldstatus $100,000

ⓘ 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: $2,862 · $238/mo
• Projected year-2 tax: $2,862 · $238/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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,665
• − Mortgage interest: −$5,602
• − Property taxes: −$2,862
• − Insurance: −$500
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$2,909
• Taxable income: $9,686
• Est. tax owed @ 24.0%: −$2,325
• After-tax cash flow: $8,296/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 — Paxtonia

• Score: 79/100
• State rank: #233
• US rank: #2016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paxtonia, PA
• 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

+0.0% since first listed

12 events — show timeline

• 2026-01-12 Listing Removed — BRIGHT MLS
• 2026-01-12 Listed $100,000 BRIGHT MLS
• 2019-02-07 Sold (Public Records) $162,900 Public Records
• 2019-01-30 Sold (MLS) $162,900 BRIGHT MLS
• 2018-12-24 Pending — BRIGHT MLS
• 2018-11-30 Price Changed $159,900 BRIGHT MLS
• 2018-10-22 Price Changed $164,900 BRIGHT MLS
• 2018-09-28 Listed $169,900 BRIGHT MLS
• 2007-06-20 Sold (Public Records) $159,000 Public Records
• 2007-06-15 Sold (MLS) $159,000 BRIGHT MLS
• 2006-09-26 Listed $159,942 BRIGHT MLS
• 2006-02-13 Sold (Public Records) $100,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $2,862 · +5.7% YoY. Source: county tax records.