1329 Bartine St · Harrisburg, PA 17102

$104,900

1 bd · 1.0 ba · 841 sqft · Townhouse public records · 5 Days on market

Built 1900 871 sqft lot $125/sqft · 39% below area Est $189k · 44% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• 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

Cream Puff. .. everything totally rehabbed! This is a wonderful house with a new extended kitchen, roof, carpet, paint, window dressings, and bathroom. Must come and see this to believe!

Key facts

• Built 1900
• Listed 5 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Frame construction
• Construction: Stone foundation
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: One bedroom on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric hot water
• Interior features: Unfinished basement; Living Room; Dining Room; Kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.4% vs local median 6.6% in Harrisburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Harrisburg Hs (math 24% / reading 10%, grade F, #399 of 437 statewide, top 92%, 1,230 students, 100% FRL) — zoned schools average 100% FRL vs 82% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $47k; list at $105k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $104,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $188,852
• List price: $104,900
• Delta: -44.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Rose St	0.41mi	2/1.0 (+1)	864 (+3%)	2mo	$147,000	$170	70
1316 Green St	0.11mi	2/2.0 (+1)	946 (+12%)	3mo	$135,000	$143	63
1525 N Front St #603	0.18mi	1/1.0	730 (-13%)	12mo	$199,900	$274	60
1525 N Front St #303	0.16mi	1/1.0	732 (-13%)	19mo	$177,000	$242	55
231 State St #303	0.54mi	1/1.0	741 (-12%)	6mo	$169,000	$228	50

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-7,147
• Equity at exit: $15,641

10-year hold

• IRR: 4.9%
• Equity multiple: 1.38×
• Total profit: $11,169
• Equity at exit: $9,070

Cash invested: $29,372 (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 17102

• Home prices YoY: -3.9%
• Rents YoY: 4.3%
• Active inventory: 58
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$550
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $129

Break-even live

Break-even rent $1,014

Max offer price $104,900

Occupancy floor 84%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 N 2nd St Unit 2 Harrisburg, PA	1.0	1.0	850	$925	$1.09	23d	1	0.07mi
1419 N 2nd St #301 Harrisburg, PA	1.0	1.0	750	$900	$1.20	23d	1	0.09mi
1122 N 2nd St Apt 3 Harrisburg, PA	1.0	1.0	600	$1,045	$1.74	21d	1	0.15mi
1521 N 2nd St #3 Harrisburg, PA	1.0	1.0	600	$1,145	$1.91	23d	1	0.17mi
1525 N Front St Unit 214 Harrisburg, PA	1.0	1.0	614	$1,250	$2.04	14d	1	0.17mi
1115 N 2nd St Unit 1 Harrisburg, PA	1.0	1.0	1100	$1,250	$1.14	43d	1	0.17mi
1525 N Front St Harrisburg, PA	1.0	1.0	614	$1,370	$2.23	43d	2	0.17mi
1211 Green St Apt 2 Harrisburg, PA	2.0	1.0	850	$1,095	$1.29	23d	1	0.18mi
1122 Green St #14 Harrisburg, PA	2.0	1.0	918	$1,895	$2.06	43d	1	0.18mi
1122 Green St #11 Harrisburg, PA	1.0	1.0	696	$1,595	$2.29	43d	1	0.18mi
1122 Green St #9 Harrisburg, PA	1.0	1.5	1056	$1,695	$1.61	23d	1	0.18mi
1402 N 3rd St Apt 2 Harrisburg, PA	1.0	1.0	675	$1,195	$1.77	43d	1	0.20mi
1017 N Front St Apt 1017A Harrisburg, PA	1.0	2.0	1122	$1,495	$1.33	23d	1	0.20mi
1300 N 3rd St Apt 301 Harrisburg, PA	2.0	1.0	635	$1,345	$2.12	23d	1	0.20mi
1528 Green St Unit 3 Harrisburg, PA	1.0	1.0	620	$825	$1.33	23d	1	0.21mi
261 Cumberland St Unit 2 Harrisburg, PA	1.0	1.0	1000	$1,099	$1.10	43d	1	0.22mi
1531 Green St Unit 2R Harrisburg, PA	1.0	1.0	800	$925	$1.16	14d	1	0.23mi
273 Cumberland St Harrisburg, PA	2.0	1.0	865	$1,595	$1.84	14d	1	0.24mi
1116 N 3rd St Unit 3 Harrisburg, PA	2.0	1.0	1100	$1,375	$1.25	23d	1	0.25mi
242 Harris St Unit 1 Harrisburg, PA	1.0	1.0	788	$1,195	$1.52	23d	1	0.26mi
1602 N 3rd St Unit 1 Harrisburg, PA	1.0	1.0	1000	$1,125	$1.12	23d	1	0.28mi
920 N 2nd St Unit 1 Harrisburg, PA	2.0	1.0	900	$1,475	$1.64	14d	1	0.28mi
203 Hamilton St Unit 1 Harrisburg, PA	1.0	1.0	800	$1,195	$1.49	23d	1	0.28mi
1012 N 3rd St Apt 4 Harrisburg, PA	2.0	1.0	560	$1,395	$2.49	23d	1	0.29mi
1010 N 3rd St Unit Commercial Harrisburg, PA	—	1.0	715	$1,200	$1.68	43d	1	0.29mi
1701 N Front St Unit 1R Harrisburg, PA	1.0	1.0	600	$1,545	$2.58	43d	1	0.29mi
1700 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	725	$1,145	$1.58	14d	1	0.29mi
1700 N 2nd St Apt 3 Harrisburg, PA	1.0	1.0	565	$1,095	$1.94	23d	1	0.29mi
1700 N 2nd St Apt 28 Harrisburg, PA	2.0	1.0	720	$1,095	$1.52	43d	1	0.29mi
1700 N 2nd St Apt 4 Harrisburg, PA	1.0	1.0	555	$985	$1.77	14d	1	0.29mi
922 N 3rd St Harrisburg, PA	1.0	1.0	685	$1,395	$2.04	43d	1	0.32mi
1001 N 3rd St Unit 4 Harrisburg, PA	2.0	1.0	550	$1,125	$2.05	23d	1	0.32mi
352 Harris St Harrisburg, PA	2.0	1.0	810	$1,350	$1.67	21d	1	0.36mi
923 N 3rd St Unit 1 Harrisburg, PA	2.0	1.0	853	$1,495	$1.75	23d	1	0.36mi
719 N 2nd St Apt 6 Harrisburg, PA	2.0	1.0	1000	$1,150	$1.15	14d	1	0.38mi
1800 Green St Unit 5 Harrisburg, PA	1.0	1.0	803	$1,395	$1.74	23d	1	0.40mi
919 Grand St Harrisburg, PA	2.0	1.5	1116	$1,695	$1.52	23d	1	0.42mi
1821 N 2nd St Unit 2 Harrisburg, PA	2.0	1.0	1000	$1,299	$1.30	14d	1	0.43mi
618 N 2nd St Harrisburg, PA	2.0	1.0	1000	$1,050	$1.05	23d	1	0.43mi
1823 N 2nd St Unit 1 Harrisburg, PA	1.0	1.0	800	$1,150	$1.44	23d	1	0.44mi

Listing history 9 events

1. 2026-05-31
   statusdays on market $104,900 Pending 5 DOM
2. 2026-05-11
   historical $104,900 869-char remark
3. 2003-06-02
   soldstatus $47,000
4. 2003-05-29
   soldstatus $47,000 186-char remark

   Show marketing remark (186 chars)

   Cream Puff. .. everything totally rehabbed! This is a wonderful house with a new extended kitchen, roof, carpet, paint, window dressings, and bathroom. Must come and see this to believe!

5. 2003-01-19
   listed $49,900 186-char remark

   Show marketing remark (186 chars)

   Cream Puff. .. everything totally rehabbed! This is a wonderful house with a new extended kitchen, roof, carpet, paint, window dressings, and bathroom. Must come and see this to believe!

6. 2003-01-19
   historical 186-char remark

   Show marketing remark (186 chars)

   Cream Puff. .. everything totally rehabbed! This is a wonderful house with a new extended kitchen, roof, carpet, paint, window dressings, and bathroom. Must come and see this to believe!

7. 2002-08-05
   soldstatus $29,900
8. 1988-11-30
   soldstatus $30,000
9. 1986-04-01
   soldstatus $18,000

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $1,820 · $152/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 10/10 Extreme FEMA zone X (shaded) · 99% 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 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: $14,132
• − Mortgage interest: −$5,876
• − Property taxes: −$1,820
• − Insurance: −$1,191
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,052
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,568/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

+482.8% since first listed

10 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-26 Listed $104,900 BRIGHT MLS
• 2026-05-11 Coming Soon $104,900 BRIGHT MLS
• 2003-06-02 Sold (Public Records) $47,000 Public Records
• 2003-05-29 Sold (MLS) $47,000 BRIGHT MLS
• 2003-01-19 Listing Removed — BRIGHT MLS
• 2003-01-19 Listed $49,900 BRIGHT MLS
• 2002-08-05 Sold (Public Records) $29,900 Public Records
• 1988-11-30 Sold (Public Records) $30,000 Public Records
• 1986-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,820 · +1.5% YoY. Source: county tax records.