6000 Chambers Hill Rd · Swatara, PA 17111

$750,000

10 bd · 5.0 ba · 3,200 sqft · MultiFamily public records · 29 Days on market

Built 1955 1.05 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Nice 5 unit apartment in a convenient location, 3 car carport, 50 amp hook-up for motorhome/camper and units have 1/c units, furnace and tank about 9 years old. Owner is retiring. Great suburban setting for your investment . Property has historically low vacancy rates. Close to all major highways, shopping, employment and conveniences, . Beautiful 1 acre lot which is private. Plenty of room for outdoor activities. Plenty of off street parking.

Key facts

• 1.05 acre lot
• Built 1955
• Listed 29 days

Tags

• AMPLE ON SITE PARKING
• SUBURBAN RESIDENTIAL SETTING
• CONVENIENT ACCESS TO HIGHWAYS
• STRONG LOCAL RENTAL DEMAND
• CLEAR PATH FOR INCOME GROWTH

Property features AI

Finance

• Financial info: Property assessed value listed (assessment details available); Electric and water usage and costs recorded (historical averages available); Trash expense recorded

Exterior

• Parking: Driveway; Parking lot
• Utilities: 100 Amp electric service; Electric hot water; Public water
• Home design: Two-story building; Fee simple ownership; Major remodel/effective year 2026
• Construction: Vinyl siding exterior; Composite and rubber roofing; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four two-bedroom units
• Heating & cooling: Hot water heat; Oil fuel for heating; Electric cooling fuel
• Interior features: Estimated living area; Four total residential units (Unit 1, Unit 2, Unit 3, Unit 4, Unit 5 listed under other units)

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/2-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $739k (1.5% 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.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 178 active listings in the ZIP; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• At $7,557/mo this rent would consume 105% of the median local household income ($86k/yr) (locally 756% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $275k; list at $750k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $738,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.76% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-40,614
• Equity at exit: $111,827

10-year hold

• IRR: 5.3%
• Equity multiple: 1.41×
• Total profit: $85,240
• Equity at exit: $64,846

Cash invested: $210,000 (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 17111

• Rents YoY: 3.8%
• Active inventory: 178
• Price-to-rent: 41.4×

Monthly cashflow live

• Estimated rent: $7,557 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$543 /mo · $6,520/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,587
• Net cashflow: $1,181

Break-even live

Break-even rent $6,062

Max offer price $750,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	2	$7,555
Total (5 units)			$7,557

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $750,000 Active 29 DOM
2. 2026-06-17
   days on market $750,000 Active 28 DOM
3. 2026-06-16
   days on market $750,000 Active 27 DOM
4. 2026-06-15
   days on market $750,000 Active 26 DOM
5. 2026-06-14
   days on market $750,000 Active 24 DOM
6. 2026-06-13
   days on market $750,000 Active 23 DOM
7. 2026-06-10
   days on market $750,000 Active 21 DOM
8. 2026-06-09
   days on market $750,000 Active 20 DOM
9. 2026-06-08
   days on market $750,000 Active 19 DOM
10. 2026-06-07
    days on market $750,000 Active 18 DOM
11. 2026-06-05
    days on market $750,000 Active 15 DOM
12. 2026-06-03
    days on market $750,000 Active 14 DOM
13. 2026-06-02
    days on market $750,000 Active 13 DOM
14. 2026-06-01
    days on market $750,000 Active 12 DOM
15. 2026-05-31
    days on market $750,000 Active 11 DOM
16. 2026-05-31
    days on market $750,000 Active 10 DOM
17. 2026-05-20
    listed $750,000 Active
18. 2026-01-29
    historical
19. 2026-01-20
    listed $750,000 Active
20. 2019-05-15
    soldstatus $275,000
21. 2019-05-14
    soldstatus $275,000 Closed 448-char remark

    Show marketing remark (448 chars)

    Nice 5 unit apartment in a convenient location, 3 car carport, 50 amp hook-up for motorhome/camper and units have 1/c units, furnace and tank about 9 years old. Owner is retiring. Great suburban setting for your investment . Property has historically low vacancy rates. Close to all major highways, shopping, employment and conveniences, . Beautiful 1 acre lot which is private. Plenty of room for outdoor activities. Plenty of off street parking.

22. 2019-03-25
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Nice 5 unit apartment in a convenient location, 3 car carport, 50 amp hook-up for motorhome/camper and units have 1/c units, furnace and tank about 9 years old. Owner is retiring. Great suburban setting for your investment . Property has historically low vacancy rates. Close to all major highways, shopping, employment and conveniences, . Beautiful 1 acre lot which is private. Plenty of room for outdoor activities. Plenty of off street parking.

23. 2018-12-21
    price $275,000 448-char remark

    Show marketing remark (448 chars)

    Nice 5 unit apartment in a convenient location, 3 car carport, 50 amp hook-up for motorhome/camper and units have 1/c units, furnace and tank about 9 years old. Owner is retiring. Great suburban setting for your investment . Property has historically low vacancy rates. Close to all major highways, shopping, employment and conveniences, . Beautiful 1 acre lot which is private. Plenty of room for outdoor activities. Plenty of off street parking.

24. 2018-07-27
    listed $300,000 Active 448-char remark

    Show marketing remark (448 chars)

    Nice 5 unit apartment in a convenient location, 3 car carport, 50 amp hook-up for motorhome/camper and units have 1/c units, furnace and tank about 9 years old. Owner is retiring. Great suburban setting for your investment . Property has historically low vacancy rates. Close to all major highways, shopping, employment and conveniences, . Beautiful 1 acre lot which is private. Plenty of room for outdoor activities. Plenty of off street parking.

25. 2014-02-20
    soldstatus $220,000
26. 2014-01-30
    soldstatus $220,000
27. 2013-11-15
    historical
28. 2013-06-09
    listed $264,900
29. 2004-11-03
    soldstatus $230,000
30. 2004-10-14
    soldstatus $230,000
31. 2004-08-31
    listed $229,900
32. 1986-08-01
    soldstatus $187,500

ⓘ 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: $6,520 · $543/mo
• Projected year-2 tax: $9,185 · $765/mo
• Expected delta: +$2,665/yr (+$222/mo · 40.9%)

ⓘ 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 6 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,684
• − Mortgage interest: −$42,012
• − Property taxes: −$6,520
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,255
• − Management: −$7,255
• − Depreciation: −$21,818
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $13,675/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Swatara

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

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 36,744
• Household income: $86,385
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 756.0

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 0.65)
• Race & ethnicity: White 53% Black 22% Asian 13% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · India, Canada, Vietnam
• Languages at home: 83% English-only · Other Indo-European 7% Spanish 6% 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: ▼ -140.67%
• Current HPI: 236.6936
• Rent YoY: ▲ 3.76%
• 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

+300.0% since first listed

16 events — show timeline

• 2026-05-20 Listed $750,000 BRIGHT MLS
• 2026-01-29 Listing Removed — BRIGHT MLS
• 2026-01-20 Listed $750,000 BRIGHT MLS
• 2019-05-15 Sold (Public Records) $275,000 Public Records
• 2019-05-14 Sold (MLS) $275,000 BRIGHT MLS
• 2019-03-25 Pending — BRIGHT MLS
• 2018-12-21 Price Changed $275,000 BRIGHT MLS
• 2018-07-27 Listed $300,000 BRIGHT MLS
• 2014-02-20 Sold (Public Records) $220,000 Public Records
• 2014-01-30 Sold (MLS) $220,000 BRIGHT MLS
• 2013-11-15 Listing Removed — BRIGHT MLS
• 2013-06-09 Listed $264,900 BRIGHT MLS
• 2004-11-03 Sold (Public Records) $230,000 Public Records
• 2004-10-14 Sold (MLS) $230,000 BRIGHT MLS
• 2004-08-31 Listed $229,900 BRIGHT MLS
• 1986-08-01 Sold (Public Records) $187,500 Public Records

Property tax history

+1.9%/yr

Latest (2026): $6,520 · +5.5% YoY. Source: county tax records.