238 E Main St · Terre Hill, PA 17581

$495,000

8 bd · 6.0 ba · 3,600 sqft · MultiFamily · 6 Days on market

Built 1900 Good condition 0.39 ac 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.7/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well maintained and fully occupied 4 unit property situated on a nicely landscaped corner lot. The property offers ample off street parking along the side and rear, and a large storage shed. All units feature updated kitchens and baths and are in good condition. Each unit has separate electric and separate water/sewer, making this a low maintenance, efficient investment. Unit A: First floor 2 BR, 1 Bath with forced air heat and central AC, washer/dryer, ceiling fans, and two large storage areas. Unit B: 2 BR, 1.5 Baths with electric baseboard heat, washer/dryer, and second floor bedrooms. Primary bedroom includes an exterior door for easier furniture moving in and out. Unit C: Second floor

Key facts

• 0.39 acre lot
• Built 1900
• Listed 6 days

Property features AI

Finance

• Other: Trash expense identified
• Financial info: Ownership: Fee simple; Property condition listed as good; Total of four units with four currently leased; Three units on month-to-month leases; Operating expenses include snow removal, trash, and insurance; Total actual rent reported; Insurance expense listed; Land and improvement assessed values available

Exterior

• Parking: Driveway; Other parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Three total levels
• Construction: Wood and vinyl siding, stick-built construction; Stone foundation; Rubber and shingle roof; Built year sourced from assessor
• Exterior features: Lot dimensions listed from assessor; No tidal water

Interior

• Bedrooms: One single-room unit; Three two-bedroom units
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Electric baseboard heating; Central air conditioning; Window and wall air-conditioning units; Electric heating fuel; Electric hot water
• Interior features: Estimated living area; Basement with outside and rear entrances; Basement has a dirt floor

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $495k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).

Location & tenants

• Location reads 65/100 on livability (#1,169 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (3.3% local appreciation)).
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $139k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $495,000

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 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.04×
• Total profit: $144,735
• Equity at exit: $232,200

10-year hold

• IRR: 19.1%
• Equity multiple: 3.87×
• Total profit: $397,919
• Equity at exit: $365,520

Cash invested: $138,600 (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 17581

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $5,840 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $1,193

Break-even live

Break-even rent $4,330

Max offer price $495,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,535	-5% $1,364	+0% $1,193	+5% $1,022	+10% $851
Rent	-10% $731	-5% $962	+0% $1,193	+5% $1,423	+10% $1,654
Rate	-1.0pp $1,442	-0.5pp $1,319	base $1,193	+0.5pp $1,064	+1.0pp $934

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$5,840
Total (4 units)			$5,840

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-14
   statusdays on market $495,000 Pending 6 DOM
2. 2026-06-10
   days on market $495,000 Active 3 DOM
3. 2026-06-09
   days on market $495,000 Active 2 DOM
4. 2026-06-08
   statusdays on market $495,000 Active 1 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $495,000 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,080
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,606
• − Management: −$5,606
• − Depreciation: −$14,400
• Taxable income: $6,840
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $12,672/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 · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with minor updates needed to enhance its curb appeal and interior aesthetics. The home is well-maintained and fully occupied, making it a solid investment opportunity.

Repairs flagged

• Minor Kitchen cabinets — Dated cabinetry may need updating or refinishing.
• Minor Bathroom fixtures — Bathrooms may benefit from updated fixtures and finishes.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase the home's resale and rental value.
• Both Update bathroom fixtures — Upgrading bathrooms can improve the home's overall appeal and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated cabinetry may need updating or refinishing.	Minor	$500–3,000
Bathroom fixtures · Bathrooms may benefit from updated fixtures and finishes.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase the home's resale and rental value. ↑
• Both Update bathroom fixtures — Upgrading bathrooms can improve the home's overall appeal and functionality. ↑

ⓘ 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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — Terre Hill

• Score: 65/100
• State rank: #1169
• US rank: #13572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terre Hill, PA
• City population: 203
• Population (ZIP): 203

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 19%
• Languages at home: 48% English-only · German/W. Germanic 52%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.34%
• Current HPI: 204.2332
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-05 Coming Soon $495,000 BRIGHT MLS