1623 Hunter St · Harrisburg, PA 17104

$100,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 29 Days on market

Built 1908 871 sqft lot $85/sqft · 38% below area Est $162k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being sold as-is. Great starter home or investment opportunity. Three bedroom home with first floor laundry hook up, new floors and light fixtures throughout. Kitchen has new cabinets and countertops. Home has been converted to electric baseboard heat.

Key facts

• Built 1908
• Listed 29 days

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 $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.4%/yr); 67 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $84k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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: 1.47% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $162,099
• List price: $100,000
• Delta: -38.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 S 17th St	0.58mi	3/1.0	1,176 (-0%)	9mo	$170,000	$145	64
1415 Zarker St	0.45mi	3/1.0	1,197 (+1%)	22mo	$81,000	$68	58
1725 Sycamore St	0.62mi	2/1.5 (-1)	1,173 (-1%)	7mo	$125,000	$107	57
1616 Park St	0.53mi	3/1.5	1,292 (+10%)	3mo	$175,000	$135	55
1912 Holly St	0.33mi	3/1.5	1,307 (+11%)	21mo	$182,320	$139	47
1140 Hudson St	0.74mi	3/1.0	1,152 (-2%)	22mo	$192,000	$167	43
2133 Rudy Rd	0.55mi	3/1.0	1,311 (+11%)	17mo	$210,000	$160	42

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: 12.3%
• Equity multiple: 1.50×
• Total profit: $13,919
• Equity at exit: $14,910

10-year hold

• IRR: 22.4%
• Equity multiple: 3.05×
• Total profit: $57,307
• 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 17104

• Home prices YoY: -6.3%
• Rents YoY: 4.4%
• Active inventory: 67
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $439

Break-even live

Break-even rent $911

Max offer price $100,000

Occupancy floor 65%

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Naudain St Harrisburg, PA	3.0	1.0	1148	$1,400	$1.22	44d	1	0.10mi
337 S 15th St Harrisburg, PA	3.0	1.0	1440	$1,195	$0.83	21d	1	0.16mi
1429 Naudain St Harrisburg, PA	3.0	1.0	1254	$1,400	$1.12	23d	1	0.20mi
2016 Swatara St Harrisburg, PA	3.0	1.0	1380	$1,175	$0.85	44d	1	0.37mi
1728 Paxton St Harrisburg, PA	3.0	1.5	1320	$1,295	$0.98	14d	1	0.45mi
2121 Kensington St Harrisburg, PA	3.0	1.0	1088	$1,450	$1.33	44d	1	0.49mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	0.54mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	14d	1	0.57mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	0.58mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	0.59mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	44d	1	0.64mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	14d	1	0.65mi
649 S 23rd St Unit 1 Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	44d	1	0.75mi
649 S 23rd St Harrisburg, PA	3.0	1.0	1450	$1,465	$1.01	21d	1	0.75mi
2410 Kensington St Harrisburg, PA	3.0	1.0	1024	$1,495	$1.46	44d	1	0.82mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	14d	14	0.85mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$2,525	$1.76	14d	10	0.88mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,097	$1.46	44d	1	0.88mi
101 S 2nd St Harrisburg, PA	2.0	1.0	736	$1,749	$2.37	14d	32	0.93mi
319 Market St Harrisburg, PA	2.0	1.5	990	$1,135	$1.15	44d	1	0.95mi
916 May St Harrisburg, PA	2.0	1.5	810	$1,250	$1.54	14d	1	1.00mi
210 Walnut St Unit 206 Harrisburg, PA	2.0	1.0	1007	$1,695	$1.68	14d	1	1.12mi
116 Pine St Harrisburg, PA	1.0–2.0	1.0–2.0	900	$1,638	$1.82	14d	14	1.28mi
660 Boas St Harrisburg, PA	2.0	1.0–2.0	800	$1,574	$1.97	14d	21	1.31mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	23d	1	1.31mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	44d	1	1.32mi
122 State St Apt 2 Harrisburg, PA	2.0	1.0	1250	$1,725	$1.38	14d	1	1.36mi
923 N 3rd St Unit 1 Harrisburg, PA	2.0	1.0	853	$1,495	$1.75	23d	1	1.37mi
612 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1050	$1,445	$1.38	44d	1	1.39mi
612 N 2nd St Apt 3 Harrisburg, PA	2.0	1.0	1100	$1,545	$1.40	44d	1	1.39mi
3106 Hoffer St Unit 3106 Penbrook, PA	2.0	1.0	900	$1,675	$1.86	14d	1	1.40mi
618 N 2nd St Harrisburg, PA	2.0	1.0	1000	$1,050	$1.05	23d	1	1.41mi
711 N 2nd St Apt 2 Harrisburg, PA	2.0	1.0	1400	$1,595	$1.14	44d	1	1.41mi
719 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	1000	$1,150	$1.15	14d	1	1.42mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	23d	1	1.46mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	23d	1	1.48mi
273 Cumberland St Harrisburg, PA	2.0	1.0	865	$1,595	$1.84	14d	1	1.50mi

Listing history 14 events

1. 2026-05-07
   status Pending 265-char remark

   Show marketing remark (265 chars)

   This home is being sold as-is. Great starter home or investment opportunity. Three bedroom home with first floor laundry hook up, new floors and light fixtures throughout. Kitchen has new cabinets and countertops. Home has been converted to electric baseboard heat.

2. 2026-04-09
   listed $100,000 Active 265-char remark

   Show marketing remark (265 chars)

   This home is being sold as-is. Great starter home or investment opportunity. Three bedroom home with first floor laundry hook up, new floors and light fixtures throughout. Kitchen has new cabinets and countertops. Home has been converted to electric baseboard heat.

3. 2026-04-08
   historical $100,000 265-char remark

   Show marketing remark (265 chars)

   This home is being sold as-is. Great starter home or investment opportunity. Three bedroom home with first floor laundry hook up, new floors and light fixtures throughout. Kitchen has new cabinets and countertops. Home has been converted to electric baseboard heat.

4. 2025-08-11
   soldstatus $84,000 Closed 166-char remark

   Show marketing remark (166 chars)

   Welcome to this 3 bed, 1 bath home. Property is currently tenant occupied with tenant paying $1,280/month and all utilities. Lease expires 12/12/25. Home sold AS-IS.

5. 2025-08-11
   soldstatus $84,000

   Show marketing remark (166 chars)

   Welcome to this 3 bed, 1 bath home. Property is currently tenant occupied with tenant paying $1,280/month and all utilities. Lease expires 12/12/25. Home sold AS-IS.

6. 2025-06-30
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Welcome to this 3 bed, 1 bath home. Property is currently tenant occupied with tenant paying $1,280/month and all utilities. Lease expires 12/12/25. Home sold AS-IS.

7. 2025-05-21
   listed $84,900 Active 166-char remark

   Show marketing remark (166 chars)

   Welcome to this 3 bed, 1 bath home. Property is currently tenant occupied with tenant paying $1,280/month and all utilities. Lease expires 12/12/25. Home sold AS-IS.

8. 2024-12-09
   soldstatus $52,000
9. 2023-05-01
   soldstatus $98,000
10. 2023-04-27
    soldstatus $45,000 Closed
11. 2023-03-16
    status Pending
12. 2023-01-02
    status Active
13. 2022-12-31
    historical
14. 2022-05-24
    listed $49,900 Active

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 6% 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: $17,602
• − Mortgage interest: −$5,602
• − Property taxes: −$1,848
• − Insurance: −$500
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,909
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $4,322/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: 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

+100.4% since first listed

14 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-09 Listed $100,000 BRIGHT MLS
• 2026-04-08 Coming Soon $100,000 BRIGHT MLS
• 2025-08-11 Sold (Public Records) $84,000 Public Records
• 2025-08-11 Sold (MLS) $84,000 BRIGHT MLS
• 2025-06-30 Pending — BRIGHT MLS
• 2025-05-21 Listed $84,900 BRIGHT MLS
• 2024-12-09 Sold (Public Records) $52,000 Public Records
• 2023-05-01 Sold (Public Records) $98,000 Public Records
• 2023-04-27 Sold (MLS) $45,000 BRIGHT MLS
• 2023-03-16 Pending — BRIGHT MLS
• 2023-01-02 Relisted — BRIGHT MLS
• 2022-12-31 Listing Removed — BRIGHT MLS
• 2022-05-24 Listed $49,900 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2026): $1,848 · +1.6% YoY. Source: county tax records.