305 W Shady Ln · East Pennsboro, PA 17025

$454,900

10 bd · 3.5 ba · 4,875 sqft · MultiFamily · 263 Days on market

Built 1950 Fair condition 0.50 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

"Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

Key facts

• Spacious kitchen
• Formal living room
• Center island

Tags

• LARGE MODERN ADDITION
• FORMAL LIVING ROOM
• SOARING CATHEDRAL CEILINGS
• SPACIOUS KITCHEN
• CENTER ISLAND
• SECOND MODERN KITCHEN

What this means for you Summary

Snapshot

• This is a 10-bed/3.5-bath multifamily listed at $455k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $455k).
• Recommended offer: $400k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Pennsboro Area SD (suburban): math 30% / reading 57% proficiency, ranked #275 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 126 active listings in the ZIP; solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• At $5,211/mo this rent would consume 69% of the median local household income ($91k/yr) (locally 317% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $127k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $400,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $7,105
• Equity at exit: $67,827

10-year hold

• IRR: 14.2%
• Equity multiple: 2.33×
• Total profit: $169,012
• Equity at exit: $39,331

Cash invested: $127,372 (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 17025

• Home prices YoY: -25.3%
• Rents YoY: 6.5%
• Active inventory: 126
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $5,211 medium
• Mortgage (P&I): −$2,386
• Tax est. 1.5%: −$569 /mo · $6,824/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $973

Break-even live

Break-even rent $3,979

Max offer price $454,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,287	-5% $1,130	+0% $973	+5% $816	+10% $659
Rent	-10% $561	-5% $767	+0% $973	+5% $1,179	+10% $1,385
Rate	-1.0pp $1,202	-0.5pp $1,089	base $973	+0.5pp $855	+1.0pp $735

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,834
▸ 2× units	2	1	$3,376
Total (3 units)			$5,211

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: $113,725
• Closing costs: $13,647
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $454,900 Active 263 DOM
2. 2026-06-17
   days on market $454,900 Active 262 DOM
3. 2026-06-16
   days on market $454,900 Active 261 DOM
4. 2026-06-15
   days on market $454,900 Active 260 DOM
5. 2026-06-14
   days on market $454,900 Active 258 DOM
6. 2026-06-13
   days on market $454,900 Active 257 DOM
7. 2026-06-10
   days on market $454,900 Active 255 DOM
8. 2026-06-09
   days on market $454,900 Active 254 DOM
9. 2026-06-08
   days on market $454,900 Active 253 DOM
10. 2026-06-07
    days on market $454,900 Active 252 DOM
11. 2026-06-05
    days on market $454,900 Active 249 DOM
12. 2026-06-03
    days on market $454,900 Active 248 DOM
13. 2026-06-02
    days on market $454,900 Active 247 DOM
14. 2026-06-01
    days on market $454,900 Active 246 DOM
15. 2026-05-31
    days on market $454,900 Active 245 DOM
16. 2026-05-31
    days on market $454,900 Active 244 DOM
17. 2026-02-28
    historical
18. 2025-12-30
    price $454,900 844-char remark

    Show marketing remark (844 chars)

    "Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

19. 2025-12-30
    price $454,900

    Show marketing remark (844 chars)

    "Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

20. 2025-10-27
    price $454,999 844-char remark

    Show marketing remark (844 chars)

    "Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

21. 2025-10-27
    price $454,999

    Show marketing remark (844 chars)

    "Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

22. 2025-09-28
    listed $479,900 Active 844-char remark

    Show marketing remark (844 chars)

    "Seller financing available" Multi-Use Property with Endless Potential “Live. Work. Play. All in One Place, The main home offers 5 bedrooms and 3 baths, enhanced by a large modern addition featuring an extra bedroom, a loft, and a formal living room with soaring cathedral ceilings. The spacious kitchen with center island, wood cabinetry and Second modern kitchen , natural light is perfect for 2 family living and entertaining areas with extra 3 bedrooms in the basement The lower level has own exit designed for flexibility—currently set up with multiple offices, a reception area, a full kitchen, and a bathroom. a fully functional space for your business or professional needs, Please verify acceptable use(s) with the zoning office Updates for Peace of Mind New roof, New one of AC unit, Fully renovated interior

23. 2025-09-04
    listed $479,900 Active
24. 2022-10-12
    historical
25. 2022-09-30
    soldstatus $305,000 Closed
26. 2022-09-13
    status Pending
27. 2022-09-07
    listed $219,995 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $62,532
• − Mortgage interest: −$25,481
• − Property taxes: −$6,824
• − Insurance: −$2,274
• − Repairs & maintenance: −$5,003
• − Management: −$5,003
• − Depreciation: −$13,233
• Taxable income: $4,714
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $10,544/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some exterior repairs and maintenance needed. It has a good kitchen and bathrooms, but the exterior siding and landscaping require attention. The property has potential for increased value with exterior updates.

Repairs flagged

• Major exterior siding — weathered and in need of repainting
• Major landscaping — overgrown and in need of trimming

Value-add opportunities

• Resale paint exterior siding — enhances curb appeal and property value
• Resale trim landscaping — improves curb appeal and property value
• Rental replace HVAC filters — keeps tenants comfortable and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · weathered and in need of repainting	Major	$15,000–50,000
landscaping · overgrown and in need of trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior siding — enhances curb appeal and property value ↑
• Resale trim landscaping — improves curb appeal and property value ↑
• Rental replace HVAC filters — keeps tenants comfortable and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Pennsboro Area SD
• NCES district ID: 4208580
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $60,120
• Composite: 38.26/100
• National rank: #4239
• State rank: #275 of 539 in PA

Livability — East Pennsboro

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Enola, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 17,648
• Household income: $91,285
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 317.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 6% Asian 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.21%
• Current HPI: 251.939
• Rent YoY: ▲ 6.46%
• 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

+106.8% since first listed

11 events — show timeline

• 2026-02-28 Listing Removed — BRIGHT MLS
• 2025-12-30 Price Changed $454,900 BRIGHT MLS
• 2025-12-30 Price Changed $454,900 BRIGHT MLS
• 2025-10-27 Price Changed $454,999 BRIGHT MLS
• 2025-10-27 Price Changed $454,999 BRIGHT MLS
• 2025-09-28 Listed $479,900 BRIGHT MLS
• 2025-09-04 Listed $479,900 BRIGHT MLS
• 2022-10-12 Listing Removed — BRIGHT MLS
• 2022-09-30 Sold (MLS) $305,000 BRIGHT MLS
• 2022-09-13 Pending — BRIGHT MLS
• 2022-09-07 Listed $219,995 BRIGHT MLS