426 Hamilton St · Harrisburg, PA 17102

$134,000

4 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 138 Days on market

Built 1885 436 sqft lot $95/sqft · 42% below area Est $208k · 36% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• 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

Great investment opportunity, long-term tenant occupied, Section 8 approved property. Tenant pays own electric. Owner pays water, sewer, trash. Schedule a showing today! No sign on property.

Key facts

• Built 1885
• Listed 137 days

🏷️ Possibly a rental listed for sale. The $134,000 price doesn't fit this home's estimated sale value (~$208,045) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.7% 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 (+4.3%/yr); 60 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 35% of the median local income ($55k/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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $80k; list at $134k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $208,045
• List price: $134,000
• Delta: -35.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Peffer St	0.28mi	4/1.0	1,422 (+1%)	6mo	$80,000	$56	80
2136 Susquehanna St	0.50mi	3/1.5 (-1)	1,372 (-2%)	3mo	$167,500	$122	64
1732 Fulton St	0.06mi	3/1.0 (-1)	1,250 (-11%)	20mo	$150,000	$120	57

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,506
• Equity at exit: $19,980

10-year hold

• IRR: 13.8%
• Equity multiple: 2.17×
• Total profit: $43,858
• Equity at exit: $11,586

Cash invested: $37,520 (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 17102

• Home prices YoY: -3.9%
• Rents YoY: 4.3%
• Active inventory: 60
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$703
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $379

Break-even live

Break-even rent $1,125

Max offer price $134,000

Occupancy floor 71%

Sensitivity live

Price	-10% $454	-5% $416	+0% $379	+5% $341	+10% $303
Rent	-10% $252	-5% $315	+0% $379	+5% $442	+10% $505
Rate	-1.0pp $446	-0.5pp $413	base $379	+0.5pp $344	+1.0pp $308

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1841 N 4th St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	24d	1	0.18mi
1841 N 3rd St Harrisburg, PA	3.0	1.0	1376	$1,399	$1.02	15d	1	0.21mi
640 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,650	$1.28	44d	1	0.23mi
644 Kelker St Harrisburg, PA	3.0	1.0	1294	$1,295	$1.00	44d	1	0.23mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	0.28mi
2042 N 4th St Harrisburg, PA	3.0	1.0	1090	$1,400	$1.28	44d	1	0.35mi
2032 Susquehanna St Harrisburg, PA	4.0	1.5	1600	$1,595	$1.00	44d	1	0.38mi
2118 N 4th St Harrisburg, PA	4.0	1.0	1383	$1,595	$1.15	44d	1	0.43mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	44d	1	0.48mi
2153 Penn St Harrisburg, PA	4.0	2.0	1620	$1,995	$1.23	44d	1	0.54mi
2235 Logan St Harrisburg, PA	3.0	1.0	1406	$1,495	$1.06	44d	1	0.56mi
918 Grand St Harrisburg, PA	3.0	1.5	890	$1,450	$1.63	44d	1	0.57mi
339 Emerald St Harrisburg, PA	3.0	1.5	1420	$1,650	$1.16	15d	1	0.60mi
919 Penn St Harrisburg, PA	3.0	2.0	1458	$1,795	$1.23	24d	1	0.61mi
652 Emerald St Harrisburg, PA	5.0	1.0	1550	$1,740	$1.12	44d	1	0.64mi
2406 Reel St Harrisburg, PA	4.0	1.0	1500	$1,395	$0.93	44d	1	0.74mi
514 Radnor St Harrisburg, PA	4.0	1.0	1498	$1,600	$1.07	44d	1	0.97mi
2615 Waldo St Harrisburg, PA	3.0	1.0	1400	$1,095	$0.78	44d	1	1.02mi
2715 N 6th St Harrisburg, PA	4.0	1.0	1620	$1,650	$1.02	15d	1	1.11mi
21 Summit St Harrisburg, PA	3.0	1.0	1200	$1,550	$1.29	15d	1	1.12mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	15d	1	1.14mi
1251 Bailey St Harrisburg, PA	3.0	1.0	1200	$1,500	$1.25	44d	1	1.18mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	1.19mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	44d	1	1.21mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	15d	10	1.21mi
1517 Walnut St Harrisburg, PA	3.0	1.0	1172	$1,150	$0.98	44d	1	1.22mi
616 N Front St Lemoyne, PA	3.0	1.0	1408	$1,650	$1.17	44d	1	1.25mi
2801 N 2nd St Apt A2 Harrisburg, PA	3.0	1.5	1200	$1,495	$1.25	44d	1	1.25mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	15d	1	1.29mi
1139 Mulberry St Harrisburg, PA	1.0–3.0	1.0	900	$1,185	$1.32	44d	1	1.30mi
200 S Court St Harrisburg, PA	1.0–3.0	1.0–2.5	950	$1,800	$1.89	15d	14	1.31mi
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	1.33mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	24d	1	1.40mi
400 W Crestwood Dr Camp Hill, PA	1.0–3.0	1.0–2.0	1042	$2,071	$1.99	15d	14	1.42mi
3003 Pennwood Rd Harrisburg, PA	3.0	1.0	900	$1,395	$1.55	15d	1	1.42mi
52 N 18th St Harrisburg, PA	3.0	1.0	1100	$1,250	$1.14	15d	1	1.43mi
331 Hummel St Unit B Harrisburg, PA	3.0	1.0	1590	$1,800	$1.13	44d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $134,000 Active 138 DOM
2. 2026-06-18
   days on market $134,000 Active 135 DOM
3. 2026-06-17
   days on market $134,000 Active 134 DOM
4. 2026-06-16
   days on market $134,000 Active 133 DOM
5. 2026-06-15
   days on market $134,000 Active 132 DOM
6. 2026-06-14
   days on market $134,000 Active 130 DOM
7. 2026-06-13
   days on market $134,000 Active 129 DOM
8. 2026-06-10
   days on market $134,000 Active 127 DOM
9. 2026-06-09
   days on market $134,000 Active 126 DOM
10. 2026-06-08
    days on market $134,000 Active 125 DOM
11. 2026-06-07
    days on market $134,000 Active 124 DOM
12. 2026-06-03
    days on market $134,000 Active 120 DOM
13. 2026-06-02
    days on market $134,000 Active 119 DOM
14. 2026-06-01
    days on market $134,000 Active 118 DOM
15. 2026-05-31
    days on market $134,000 Active 117 DOM
16. 2026-05-31
    days on market $134,000 Active 116 DOM
17. 2026-02-04
    listed $134,000 Active 191-char remark

    Show marketing remark (191 chars)

    Great investment opportunity, long-term tenant occupied, Section 8 approved property. Tenant pays own electric. Owner pays water, sewer, trash. Schedule a showing today! No sign on property.

18. 2026-02-04
    historical $134,000 191-char remark

    Show marketing remark (191 chars)

    Great investment opportunity, long-term tenant occupied, Section 8 approved property. Tenant pays own electric. Owner pays water, sewer, trash. Schedule a showing today! No sign on property.

19. 2020-10-28
    soldstatus $80,000
20. 2009-12-21
    soldstatus $24,000 165-char remark

    Show marketing remark (165 chars)

    Bank Owned, row home in area of city experiencing a rebirth. New town homes surround the subject. Property is an excellent value for an investor to renovate or flip.

21. 2009-12-01
    historical 165-char remark

    Show marketing remark (165 chars)

    Bank Owned, row home in area of city experiencing a rebirth. New town homes surround the subject. Property is an excellent value for an investor to renovate or flip.

22. 2009-11-25
    listed $19,900 165-char remark

    Show marketing remark (165 chars)

    Bank Owned, row home in area of city experiencing a rebirth. New town homes surround the subject. Property is an excellent value for an investor to renovate or flip.

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$276/yr (+$23/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $19,252
• − Mortgage interest: −$7,506
• − Property taxes: −$1,564
• − Insurance: −$670
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,898
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $3,934/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): 8,118
• Household income: $54,573
• Rent vs Own: 68.5% rent · 31.5% own
• Severe rent burden: 720.0

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 0.62)
• Race & ethnicity: White 54% Black 25% Hispanic / Latino 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 9% Arabic 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: ▼ -18.43%
• Current HPI: 451.4739
• Rent YoY: ▲ 4.29%
• 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

+573.4% since first listed

6 events — show timeline

• 2026-02-04 Listed $134,000 BRIGHT MLS
• 2026-02-04 Coming Soon $134,000 BRIGHT MLS
• 2020-10-28 Sold (Public Records) $80,000 Public Records
• 2009-12-21 Sold (MLS) $24,000 BRIGHT MLS
• 2009-12-01 Listing Removed — BRIGHT MLS
• 2009-11-25 Listed $19,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $1,564 · +1.5% YoY. Source: county tax records.