2249 N 6th St · Harrisburg, PA 17110

$110,000

3 bd · 1.0 ba · 2,619 sqft · Townhouse public records · 4 Days on market

Built 1900 1,307 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been searching for homes for sale in Harrisburg PA with real upside, you’ve likely run into the same issue—properties that need work, but lack the space or surrounding growth to justify the investment. 2249 N 6th St shifts that balance. With five bedrooms already in place, this property offers a level of flexibility that’s increasingly difficult to find at this price point—especially among homes that haven’t already been fully renovated and priced at a premium. Instead of needing to solve for space, the focus can stay on how to improve and build value over time. Being sold as-is, the home provides full control over updates—without paying f

Key facts

• Built 1900
• Listed 4 days

Tags

• ACCESS TO DOWNTOWN HARRISBURG
• HARRISBURG MIDTOWN ARTS CENTER
• SUSQUEHANNA RIVERFRONT

Property features AI

Finance

• Other: Fee simple ownership; Above-grade finished area reported by assessor

Exterior

• Parking: On-street parking
• Utilities: 200+ amp electric service; Natural gas service; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Concrete perimeter foundation; Rubber roof
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Full basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 15.0% 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: 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 (+1.6%/yr); 170 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $110,000

Questions for the listing agent

1. Built in 1900 — 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: 1.76% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.07%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $301,185
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 Green St	0.55mi	3/2.5	2,668 (+2%)	0mo	$326,000	$122	65
2412 N 2nd St	0.51mi	3/2.5	2,525 (-4%)	0mo	$235,000	$93	64
2013 Green St	0.46mi	3/2.5	2,465 (-6%)	3mo	$309,900	$126	60
320 Maclay St	0.31mi	3/2.5	2,273 (-13%)	4mo	$170,000	$75	54
2005 Green St	0.47mi	3/3.5	2,501 (-4%)	10mo	$302,000	$121	52
2343 N 2nd St	0.47mi	4/2.5 (+1)	2,600 (-1%)	17mo	$245,897	$95	52
2015 Green St	0.46mi	3/2.5	2,877 (+10%)	11mo	$310,000	$108	47
1931 Green St	0.50mi	2/3.0 (-1)	2,310 (-12%)	0mo	$265,000	$115	44
1730 Green St	0.63mi	3/2.5	2,288 (-13%)	0mo	$309,000	$135	43
1932 Green St	0.52mi	3/3.5	2,316 (-12%)	8mo	$305,000	$132	40
204 Hamilton St	0.71mi	2/2.0 (-1)	2,496 (-5%)	14mo	$200,000	$80	39
1833 N 2nd St	0.61mi	4/2.0 (+1)	2,284 (-13%)	14mo	$99,000	$43	30

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.98×
• Total profit: $30,194
• Equity at exit: $16,401

10-year hold

• IRR: 31.2%
• Equity multiple: 3.62×
• Total profit: $80,643
• Equity at exit: $9,511

Cash invested: $30,800 (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 17110

• Rents YoY: 1.6%
• Active inventory: 170
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $797

Break-even live

Break-even rent $927

Max offer price $110,000

Occupancy floor 54%

Sensitivity live

Price	-10% $860	-5% $829	+0% $797	+5% $766	+10% $735
Rent	-10% $644	-5% $721	+0% $797	+5% $874	+10% $950
Rate	-1.0pp $853	-0.5pp $825	base $797	+0.5pp $769	+1.0pp $740

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Maclay St Harrisburg, PA	3.0	2.5	2237	$1,750	$0.78	14d	1	0.28mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	24d	1	0.51mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	44d	1	0.51mi
1834 Green St Harrisburg, PA	4.0	1.0	1792	$1,495	$0.83	24d	1	0.53mi
2728 N 6th St Harrisburg, PA	4.0	2.0	1786	$1,750	$0.98	14d	1	0.58mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	24d	1	0.89mi
107 Calder St Harrisburg, PA	2.0	2.5	3200	$3,300	$1.03	14d	1	0.96mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $110,000 Active
3. 2026-04-27
   soldstatus $75,000

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$210/yr (+$18/mo · 15.9%)

ⓘ 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 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: $23,240
• − Mortgage interest: −$6,162
• − Property taxes: −$1,318
• − Insurance: −$550
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$3,200
• Taxable income: $8,292
• Est. tax owed @ 24.0%: −$1,990
• After-tax cash flow: $7,580/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): 27,364
• Household income: $80,699
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1037.0

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 0.66)
• Race & ethnicity: White 47% Black 32% Hispanic / Latino 9% Asian 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Italian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, India, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -144.07%
• Current HPI: 257.826
• Rent YoY: ▲ 1.55%
• 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

+46.7% since first listed

3 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-11 Listed $110,000 BRIGHT MLS
• 2026-04-27 Sold (Public Records) $75,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,318 · +1.6% YoY. Source: county tax records.