2109 Cedar Run Dr #208 · Lower Allen, PA 17011

$104,400

1 bd · 1.0 ba · 702 sqft · Condo · 7 Days on market

Built 1976 Good condition $140/mo HOA · 11% of rent

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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 +20.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Condominiums in this Camp Hill building rarely come up for sale and preferred units like #208 are even rarer! This sunny, south-facing, second-floor end unit with a balcony overlooking the quiet back lawn is ideal for owner-occupants or investors. Solid concrete and brick construction ensures confidence, quiet and privacy while substantial investments in name-brand upgrades maximize this unit’s attraction, comfort, and convenience. Low HOA fees that include water, sewer, and trash pick-up plus low taxes deliver your choice of affordable living or high investment return. This move-in-ready, 702 square foot, 3 room condo offers a large bedroom, roomy bathroom, and even larger family ro

Key facts

• Name brand upgrades
• $140 HOA
• Parking

Tags

• BALCONY OVERLOOKING BACK LAWN
• NAME BRAND UPGRADES
• UPDATED CERAMIC TILE KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• NEW KOHLER SHOWER TOWER
• EXTRA DEDICATED STORAGE

Property features AI

Finance

• HOA & community: Monthly condo fee of $140 covering water, sewer, trash, and exterior building maintenance

Exterior

• Parking: Paved parking lot with 1 space
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; Electric heating fuel; Electric hot water
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on floor 1
• Construction: Brick construction; Shingle roof; Double pane windows; Above grade and below grade structures
• Exterior features: Balcony; Porch(es); Level lot; Not in a federal flood zone; 2+ access exits

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator; Stainless steel appliances; Water heater
• Bedrooms: One bedroom on main level
• Flooring: Ceramic tile; Laminate plank
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Stall shower; Combination dining/living area; Elevator access; Eat-in kitchen; Window treatments; Drywall and plaster walls; Energy Star qualified door(s); Sliding glass door
• Laundry & utility: Shared basement laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 7.9% vs local median 2.4% in Lower Allen — 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 79/100 on livability (#231 in PA, #2,010 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Cliff Hs (math 56% / reading 24%, grade F, #263 of 437 statewide, top 60%, 1,353 students, 39% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• This rent is only 16% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $722 of loan paydown is wiped out by about $3k 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 + 6.1% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $104,400

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,883
• Equity at exit: $15,566

10-year hold

• IRR: 10.0%
• Equity multiple: 1.90×
• Total profit: $26,434
• Equity at exit: $9,027

Cash invested: $29,232 (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 17011

• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$547
• Tax est. 1.5%: −$130 /mo · $1,566/yr
• Insurance: −$44
• HOA: −$140
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $138

Break-even live

Break-even rent $1,090

Max offer price $104,400

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: $26,100
• Closing costs: $3,132
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Cedar Run Dr Camp Hill, PA	1.0	1.0	750	$1,222	$1.63	14d	1	0.04mi
1149 Columbus Ave Lemoyne, PA	1.0–2.0	1.0–2.0	840	$1,197	$1.43	14d	9	0.67mi
1400 Market St Unit 1400 Market 103 Camp Hill, PA	2.0	1.0	750	$1,895	$2.53	14d	1	0.96mi
122 S 7th St Unit B Lemoyne, PA	2.0	1.0	650	$1,245	$1.92	44d	1	1.39mi
701 Market St Lemoyne, PA	1.0	1.0	735	$1,545	$2.10	14d	1	1.44mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-05
   status Pending 1715-char remark
2. 2026-04-28
   listed $104,400 Active 1715-char remark

ⓘ 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: $15,186
• − Mortgage interest: −$5,848
• − Property taxes: −$1,566
• − Insurance: −$522
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − HOA: −$1,680
• − Depreciation: −$3,037
• Taxable income: $103
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,634/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 · 1 photo

Good 80/100 Cosmetic rehab

This move-in-ready, 702 square foot, 3 room condo is in excellent condition with minimal maintenance required. It offers a large bedroom, roomy bathroom, and substantial investments in name-brand upgrades, making it ideal for owner-occupants or investors.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and can increase property value.
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting both buyers and renters.
• Both Window treatments — Improves energy efficiency and adds to the home's curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting both buyers and renters. ↑
• Both Window treatments — Improves energy efficiency and adds to the home's curb appeal. ↑

ⓘ 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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Lower Allen

• Score: 79/100
• State rank: #231
• US rank: #2010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lower Allen, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 39,664
• Household income: $92,556
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 858.0

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 (74%)
• Race & ethnicity: White 74% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -232.65%
• Current HPI: 254.4755
• Rent YoY: ▲ 6.14%
• 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

+11.1% since first listed

3 events — show timeline

• 2026-05-27 Sold (MLS) $116,000 BRIGHT MLS
• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-28 Listed $104,400 BRIGHT MLS