74 Reservoir St · Harrisburg, PA 17103

$122,200

5 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 70 Days on market

Built 1910 1,307 sqft lot $69/sqft · at area comps Est $112k · 9% over

---

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
• Rent growth +4.8/5.0
• Livability +4.2/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Schedule your showing now! Great opportunity to own a versatile property in a prime location at 74 Reservoir St. Ideal for both owner-occupants and investors, this property offers strong potential for personal use, rental income, or a combination of both. Washed and Dryer are included in the purchase. Conveniently located just around the corner from Market St, you’ll enjoy easy access to shopping, dining, and everyday amenities. Offered at an attractive price, this is an excellent opportunity you won’t want to miss.

Key facts

• Built 1910
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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 (+9.1%/yr); 66 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $1,901/mo this rent would consume 57% of the median local household income ($40k/yr) (locally 1014% 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 $845 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $122k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $114,868 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.56% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $111,697
• List price: $122,200
• Delta: 9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 North St	0.34mi	6/— (+1)	1,818 (+3%)	1mo	$145,000	$80	73
1714 Boas St	0.43mi	5/1.5	1,823 (+3%)	11mo	$240,000	$132	63
1925 Whitehall St	0.15mi	4/3.0 (-1)	1,693 (-4%)	13mo	$207,000	$122	63
1902 Rudy Rd	0.50mi	4/2.0 (-1)	1,708 (-3%)	5mo	$248,000	$145	58
2234 Boas St	0.70mi	4/2.0 (-1)	1,748 (-1%)	2mo	$270,000	$154	55
1435 Vernon St	0.44mi	4/1.0 (-1)	1,887 (+7%)	15mo	$159,000	$84	51
1923 Whitehall St	0.14mi	4/1.5 (-1)	2,002 (+14%)	19mo	$200,000	$100	48
2301 Hoffer St	0.59mi	4/2.0 (-1)	1,737 (-2%)	23mo	$185,500	$107	42
336 S 14th St	0.63mi	5/2.0	2,003 (+14%)	15mo	$60,850	$30	31
1939 Boas St	0.44mi	4/2.0 (-1)	1,531 (-13%)	22mo	$45,250	$30	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.01×
• Total profit: $34,511
• Equity at exit: $18,220

10-year hold

• IRR: 34.1%
• Equity multiple: 4.88×
• Total profit: $132,787
• Equity at exit: $10,566

Cash invested: $34,216 (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 17103

• Rents YoY: 9.1%
• Active inventory: 66
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$641
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $695

Break-even live

Break-even rent $1,021

Max offer price $122,200

Occupancy floor 58%

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: $30,550
• Closing costs: $3,666
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 N 17th St Harrisburg, PA	5.0	2.0	1845	$2,195	$1.19	44d	1	0.11mi
111 N 17th St Harrisburg, PA	5.0	1.0	1800	$1,850	$1.03	14d	1	0.13mi
1708 State St Harrisburg, PA	5.0	1.5	2320	$1,745	$0.75	21d	1	0.18mi
14 S 17th St Harrisburg, PA	5.0	2.0	2136	$1,695	$0.79	14d	1	0.22mi
29 S 15th St Harrisburg, PA	5.0	1.0	1285	$1,895	$1.47	23d	1	0.32mi
1207 Market St Harrisburg, PA	4.0	1.5	1423	$1,995	$1.40	44d	1	0.52mi
1610 Hunter St Harrisburg, PA	4.0	1.0	1776	$1,450	$0.82	23d	1	0.62mi
1414 Berryhill St Harrisburg, PA	5.0	2.0	1786	$1,700	$0.95	23d	1	0.71mi
2368 Canby St Harrisburg, PA	6.0	2.0	2142	$2,300	$1.07	21d	1	0.84mi
301 Chestnut St Harrisburg, PA	1.0–4.0	1.0–2.5	1437	$2,600	$1.81	44d	1	1.04mi
301 Chestnut St Harrisburg, PA	4.0	1.0–2.5	1437	$3,000	$2.09	14d	10	1.04mi
1716 N 6th St Unit NA Harrisburg, PA	4.0	4.0	2400	$2,000	$0.83	23d	1	1.36mi
1716 N 6th St Harrisburg, PA	4.0	3.5	2400	$2,200	$0.92	44d	1	1.36mi
1330 Susquehanna St Harrisburg, PA	4.0	1.5	2280	$1,895	$0.83	23d	1	1.39mi
1202 Penn St Harrisburg, PA	4.0	1.0	1706	$1,495	$0.88	44d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $122,200 Active 70 DOM
2. 2026-06-17
   days on market $122,200 Active 69 DOM
3. 2026-06-16
   days on market $122,200 Active 68 DOM
4. 2026-06-15
   pricedays on market $122,200 Active 67 DOM
5. 2026-06-14
   days on market $124,999 Active 65 DOM
6. 2026-06-13
   days on market $124,999 Active 64 DOM
7. 2026-06-10
   days on market $124,999 Active 62 DOM
8. 2026-06-09
   days on market $124,999 Active 61 DOM
9. 2026-06-08
   days on market $124,999 Active 60 DOM
10. 2026-06-07
    days on market $124,999 Active 59 DOM
11. 2026-06-03
    days on market $124,999 Active 55 DOM
12. 2026-06-02
    days on market $124,999 Active 54 DOM
13. 2026-06-01
    days on market $124,999 Active 53 DOM
14. 2026-05-31
    days on market $124,999 Active 52 DOM
15. 2026-05-31
    days on market $124,999 Active 51 DOM
16. 2026-05-13
    price $129,999 533-char remark

    Show marketing remark (533 chars)

    Schedule your showing now! Great opportunity to own a versatile property in a prime location at 74 Reservoir St. Ideal for both owner-occupants and investors, this property offers strong potential for personal use, rental income, or a combination of both. Washed and Dryer are included in the purchase. Conveniently located just around the corner from Market St, you’ll enjoy easy access to shopping, dining, and everyday amenities. Offered at an attractive price, this is an excellent opportunity you won’t want to miss.

17. 2026-04-11
    price $134,999 533-char remark

    Show marketing remark (533 chars)

    Schedule your showing now! Great opportunity to own a versatile property in a prime location at 74 Reservoir St. Ideal for both owner-occupants and investors, this property offers strong potential for personal use, rental income, or a combination of both. Washed and Dryer are included in the purchase. Conveniently located just around the corner from Market St, you’ll enjoy easy access to shopping, dining, and everyday amenities. Offered at an attractive price, this is an excellent opportunity you won’t want to miss.

18. 2026-04-10
    listed $124,999 Active 533-char remark

    Show marketing remark (533 chars)

    Schedule your showing now! Great opportunity to own a versatile property in a prime location at 74 Reservoir St. Ideal for both owner-occupants and investors, this property offers strong potential for personal use, rental income, or a combination of both. Washed and Dryer are included in the purchase. Conveniently located just around the corner from Market St, you’ll enjoy easy access to shopping, dining, and everyday amenities. Offered at an attractive price, this is an excellent opportunity you won’t want to miss.

19. 2026-04-08
    historical $124,999 533-char remark

    Show marketing remark (533 chars)

    Schedule your showing now! Great opportunity to own a versatile property in a prime location at 74 Reservoir St. Ideal for both owner-occupants and investors, this property offers strong potential for personal use, rental income, or a combination of both. Washed and Dryer are included in the purchase. Conveniently located just around the corner from Market St, you’ll enjoy easy access to shopping, dining, and everyday amenities. Offered at an attractive price, this is an excellent opportunity you won’t want to miss.

20. 1989-02-16
    soldstatus $25,000

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$276/yr (+$23/mo · 20.0%)

ⓘ 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 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: $22,809
• − Mortgage interest: −$6,845
• − Property taxes: −$1,379
• − Insurance: −$611
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$3,555
• Taxable income: $6,770
• Est. tax owed @ 24.0%: −$1,625
• After-tax cash flow: $6,715/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): 13,115
• Household income: $39,825
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 1014.0

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: Black 47% Hispanic / Latino 31% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 4% Puerto Rican 18% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 11% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -119.52%
• Current HPI: 211.455
• Rent YoY: ▲ 9.09%
• 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

+420.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $129,999 BRIGHT MLS
• 2026-04-11 Price Changed $134,999 BRIGHT MLS
• 2026-04-10 Listed $124,999 BRIGHT MLS
• 2026-04-08 Coming Soon $124,999 BRIGHT MLS
• 1989-02-16 Sold (Public Records) $25,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,379 · +1.6% YoY. Source: county tax records.