3266 Broad St · Emigsville, PA 17318

$169,900

3 bd · 1.0 ba · 1,056 sqft · Townhouse public records · 23 Days on market

Built 1900 3,197 sqft lot $161/sqft · 7% above area Est $159k · 7% over

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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 +18.3/30.0
• Appreciation +7.7/10.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• ARV discount +4.3/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Get comfortable in this charming townhome in the heart of Emigsville, Central School District. Conveniently located to shopping, dining, and schools. Enjoy your covered back porch, fenced in yard, and spacious shed. There is even a one-car detached garage and off-street parking space! The essentials are here with Gas Heat and Central Air, plus the sellers have installed a brand new water heater and garage door! This home has so many perks, you'll never want to pay rent again! Schedule your showing today!

Key facts

• Garage
• Built 1900
• Listed 23 days

Property features AI

Finance

• Other: Pets allowed with no pet restrictions

Exterior

• Parking: Detached rear-entry garage (1 garage space) with approximately 200 sq ft; One additional off-street space; On-street parking available; Asphalt and concrete driveways
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable available; Cable internet service; Municipal trash not provided
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in very good condition; Not in a federal flood zone
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof; Building not winterized
• Exterior features: Patio; Porch; Roofed outdoor living area; Sidewalks; Chain-link fencing; Shed; Cleared, level front yard with rear yard; some sloping

Interior

• Kitchen: Dishwasher; Gas range / oven; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Window treatments; Insulated and storm doors
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% in Emigsville — 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 71/100 on livability (#683 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central York Ms (math 21% / reading 59%, grade F, #257 of 512 statewide, top 52%, 881 students, 45% FRL); Central York Hs (math 61% / reading 74%, grade B, #59 of 437 statewide, top 14%, 1,807 students, 40% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $170k implies a 81% gain — meaningful room to come down on a strong offer.

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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $158,528
• List price: $169,900
• Delta: 7.17%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.12×
• Total profit: $53,108
• Equity at exit: $100,518

10-year hold

• IRR: 17.2%
• Equity multiple: 4.16×
• Total profit: $150,299
• Equity at exit: $177,089

Cash invested: $47,572 (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 17318

• Home prices YoY: 2.8%
• Active inventory: 5
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $156

Break-even live

Break-even rent $1,513

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $252	-5% $204	+0% $156	+5% $108	+10% $60
Rent	-10% $21	-5% $88	+0% $156	+5% $223	+10% $291
Rate	-1.0pp $241	-0.5pp $199	base $156	+0.5pp $112	+1.0pp $67

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Cedar Village Dr York, PA	1.0–3.0	1.5	1025	$1,710	$1.67	14d	1	0.80mi

Listing history 10 events

1. 2026-05-30
   status $169,900 Pending 23 DOM
2. 2026-05-18
   price $169,900 959-char remark
3. 2026-05-06
   listed $179,900 Active 959-char remark
4. 2019-03-29
   soldstatus $94,000
5. 2019-03-27
   soldstatus $94,000 Closed 509-char remark

   Show marketing remark (509 chars)

   Get comfortable in this charming townhome in the heart of Emigsville, Central School District. Conveniently located to shopping, dining, and schools. Enjoy your covered back porch, fenced in yard, and spacious shed. There is even a one-car detached garage and off-street parking space! The essentials are here with Gas Heat and Central Air, plus the sellers have installed a brand new water heater and garage door! This home has so many perks, you'll never want to pay rent again! Schedule your showing today!

6. 2019-02-23
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Get comfortable in this charming townhome in the heart of Emigsville, Central School District. Conveniently located to shopping, dining, and schools. Enjoy your covered back porch, fenced in yard, and spacious shed. There is even a one-car detached garage and off-street parking space! The essentials are here with Gas Heat and Central Air, plus the sellers have installed a brand new water heater and garage door! This home has so many perks, you'll never want to pay rent again! Schedule your showing today!

7. 2019-02-09
   listed $100,000 Active 509-char remark

   Show marketing remark (509 chars)

   Get comfortable in this charming townhome in the heart of Emigsville, Central School District. Conveniently located to shopping, dining, and schools. Enjoy your covered back porch, fenced in yard, and spacious shed. There is even a one-car detached garage and off-street parking space! The essentials are here with Gas Heat and Central Air, plus the sellers have installed a brand new water heater and garage door! This home has so many perks, you'll never want to pay rent again! Schedule your showing today!

8. 2014-04-01
   soldstatus $87,000
9. 1988-05-09
   soldstatus $42,900
10. 1984-08-01
    soldstatus $39,900

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,520
• − Mortgage interest: −$9,517
• − Property taxes: −$2,799
• − Insurance: −$850
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,943
• Taxable loss: −$872
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,080/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 York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — Emigsville

• Score: 71/100
• State rank: #683
• US rank: #6702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emigsville, PA
• Population (ZIP): 120

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 17% Romanian 8%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.41%
• Current HPI: 200.3489
• 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

+325.8% since first listed

10 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-18 Price Changed $169,900 BRIGHT MLS
• 2026-05-06 Listed $179,900 BRIGHT MLS
• 2019-03-29 Sold (Public Records) $94,000 Public Records
• 2019-03-27 Sold (MLS) $94,000 BRIGHT MLS
• 2019-02-23 Pending — BRIGHT MLS
• 2019-02-09 Listed $100,000 BRIGHT MLS
• 2014-04-01 Sold (Public Records) $87,000 Public Records
• 1988-05-09 Sold (Public Records) $42,900 Public Records
• 1984-08-01 Sold (Public Records) $39,900 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,799 · +4.3% YoY. Source: county tax records.