Looking at Small Multifamily in Harrisburg (Uptown/Midtown/Downtown)

[Divyanshu Khare]

Hi BP community,

I’m a first-time multifamily investor based in NYC, starting to look at Central PA. Harrisburg caught my attention because the numbers seem workable (rents vs purchase price) and the city looks like it has steady tenant demand with government, healthcare, and education anchors.

I’ve been running pro formas on some duplexes in the Uptown and Midtown/Downtown corridors, and on paper they meet the 1% rule with room for positive cash flow, assuming reasonable property management, CapEx reserves, and insurance.

A few things I’d love to hear from locals or current landlords:

• Block-level differences: Are there specific streets in Uptown or Midtown that you’d avoid (crime, nuisance, parking headaches)?
• Tenant base: Do you generally see stable tenants (government/med workers, students) or more turnover depending on the neighborhood?
• Flood zones: I’ve noticed some river-adjacent blocks may need flood insurance, how big of a deal is that in practice?
• Rental competition: Is Harrisburg feeling saturated with small landlords/duplexes and Airbnbs, or is there still healthy demand for long-term rentals?
• City inspections: How tough is the licensing/inspection process, any pitfalls first-timers should know?

Not looking for anyone’s secret deal flow, just trying to make sure I understand the real on-the-ground picture before moving forward.

Appreciate any insights you’re willing to share, especially from folks who own or manage small multifamily in Harrisburg.

Thanks in advance!