135 Oak Hill Dr · Middletown, PA 17057

$185,000

3 bd · 2.0 ba · 2,120 sqft · SingleFamily public records · 5 Days on market

Built 1951 6,534 sqft lot Est $326k · 43% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 4 Bedroom, 2 Full Bath home has all the space and amenities you've been looking for and is priced to sell!! Rest easy in this well cared-for home featuring a finished basement, generous light filled living room, formal dining room, large sun-room for entertaining friends or family plus a fenced-in yard.

Key facts

• Formal dining room
• Fenced yard
• Finished basement

Tags

• FENCED YARD
• PATIO SPACE
• NEW ROOF
• CENTRAL AIR
• FORMAL DINING ROOM
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.0% vs local median 3.1% in Middletown — 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 80/100 on livability (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $110k; list at $185k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $185,000

Questions for the listing agent

1. Built in 1951 — 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. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $326,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Oak Hill Dr	0.07mi	3/1.0	2,100 (-1%)	6mo	$212,500	$101	87
552 N Spring St	0.36mi	3/3.0	2,133 (+1%)	2mo	$350,000	$164	76
162 E Water St	0.43mi	3/1.5	2,112 (-0%)	6mo	$189,900	$90	72
131 Foxglove Dr	0.55mi	3/2.0	2,083 (-2%)	10mo	$457,494	$220	64
908 Vine St	0.36mi	3/1.0	1,944 (-8%)	6mo	$235,000	$121	61
133 Foxglove Dr	0.55mi	3/2.0	2,083 (-2%)	13mo	$434,099	$208	60
817 Adelia St	0.49mi	4/2.5 (+1)	1,943 (-8%)	2mo	$300,000	$154	54
345 E High St	0.28mi	4/1.0 (+1)	1,820 (-14%)	1mo	$259,100	$142	54
109 Spruce St	0.67mi	4/2.5 (+1)	2,080 (-2%)	9mo	$275,000	$132	51
168 Magnolia Dr	0.52mi	3/2.0	1,806 (-15%)	1mo	$436,825	$242	50
625 Hoffer St	0.59mi	3/2.5	1,851 (-13%)	3mo	$268,900	$145	47
174 Magnolia Dr	0.52mi	4/3.0 (+1)	2,357 (+11%)	16mo	$475,545	$202	35

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-16,483
• Equity at exit: $27,584

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,698
• Equity at exit: $15,995

Cash invested: $51,800 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$365 /mo · $4,380/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $257

Break-even live

Break-even rent $1,788

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5001 Walden WAY Middletown, PA	3.0	2.5	1638	$2,800	$1.71	13d	9	0.64mi
125 Market St Middletown, PA	3.0	1.5	1825	$2,200	$1.21	14d	1	0.92mi

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $185,000 Active
3. 2018-09-28
   historical
4. 2017-09-13
   soldstatus $109,500
5. 2017-09-12
   soldstatus $109,500 316-char remark

   Show marketing remark (316 chars)

   This lovely 4 Bedroom, 2 Full Bath home has all the space and amenities you've been looking for and is priced to sell!! Rest easy in this well cared-for home featuring a finished basement, generous light filled living room, formal dining room, large sun-room for entertaining friends or family plus a fenced-in yard.

6. 2017-07-29
   historical 316-char remark

   Show marketing remark (316 chars)

   This lovely 4 Bedroom, 2 Full Bath home has all the space and amenities you've been looking for and is priced to sell!! Rest easy in this well cared-for home featuring a finished basement, generous light filled living room, formal dining room, large sun-room for entertaining friends or family plus a fenced-in yard.

7. 2017-06-27
   listed $115,000 316-char remark

   Show marketing remark (316 chars)

   This lovely 4 Bedroom, 2 Full Bath home has all the space and amenities you've been looking for and is priced to sell!! Rest easy in this well cared-for home featuring a finished basement, generous light filled living room, formal dining room, large sun-room for entertaining friends or family plus a fenced-in yard.

8. 2017-06-11
   listed $135,000

ⓘ 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: $4,380 · $365/mo
• Projected year-2 tax: $4,380 · $365/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 7% 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: $25,353
• − Mortgage interest: −$10,363
• − Property taxes: −$4,380
• − Insurance: −$925
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$5,382
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $3,023/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, PA
• County: Dauphin County · 247,857 people
• City population: 23,560
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+37.0% since first listed

8 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-16 Listed $185,000 BRIGHT MLS
• 2018-09-28 Listing Removed — BRIGHT MLS
• 2017-09-13 Sold (Public Records) $109,500 Public Records
• 2017-09-12 Sold (MLS) $109,500 BRIGHT MLS
• 2017-07-29 Listing Removed — BRIGHT MLS
• 2017-06-27 Listed $115,000 BRIGHT MLS
• 2017-06-11 Listed $135,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $4,380 · +4.0% YoY. Source: county tax records.