977 Edison St · York, PA 17403

$153,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 80 Days on market

Built 1941 3,759 sqft lot Est $214k · 29% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL L. A. FOR ADDENDUMS. PLEASE NOTE THAT BUYER TO PAY BOTH TRANSFER TAXES. NICE STONE 2 STORY LOCATED ON A QUIET STREET W/ A DETACHED 2 CAR GARAGE. LOADS OF POSSIBILITIES CAN BE FOUND W/ THIS HOME. NICE SIZE RMS THROUGHOUT. PARTIAL RR IN BASEMENT, FP AND FENCED REAR YARD. PRICED FOR A QUICK SALE. SOLD IN "AS IS" CONDITION. |

Key facts

• 3,759 sq ft lot
• Built 1941
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $39 ($469/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (4.4% below list).
• Recommended offer: $144k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment F.
• York City SD (urban): math 4% / reading 16% proficiency, ranked #534 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hannah Penn (math 0% / reading 9%, grade F, #1,516 of 1,518 statewide, top 100%, 679 students, 100% FRL); Edgar Fahs Smith Steam Academy (math 7% / reading 35%, grade F, #432 of 512 statewide, top 85%, 240 students, 100% FRL); William Penn Shs (math 22% / reading 8%, grade F, #407 of 437 statewide, top 94%, 1,534 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 223 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $153k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1941 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $214,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 E Poplar St	0.15mi	3/1.5	1,500 (+0%)	12mo	$220,000	$147	81
871 E Market St	0.21mi	3/2.0	1,612 (+8%)	9mo	$214,000	$133	70
355 Simpson St	0.20mi	3/2.0	1,400 (-6%)	12mo	$175,000	$125	70
1119 E Poplar St	0.21mi	2/1.0 (-1)	1,389 (-7%)	1mo	$205,000	$148	68
931 E Princess St	0.10mi	3/1.0	1,280 (-15%)	4mo	$145,000	$113	64
108 N Hartman St	0.43mi	4/1.5 (+1)	1,568 (+5%)	2mo	$225,000	$143	63
880 E Boundary Ave	0.61mi	3/2.0	1,568 (+5%)	1mo	$220,000	$140	63
47 N Franklin St	0.36mi	3/1.0	1,420 (-5%)	10mo	$150,000	$106	62
1053 Hay St	0.50mi	3/1.0	1,541 (+3%)	11mo	$186,100	$121	59
1552 Wayne Ave	0.66mi	4/1.5 (+1)	1,522 (+2%)	6mo	$289,975	$191	55
417 Hill St	0.53mi	3/1.0	1,296 (-14%)	8mo	$210,000	$162	42
1585 5th Ave	0.59mi	3/1.0	1,281 (-14%)	12mo	$263,500	$206	34

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-20,111
• Equity at exit: $22,813

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,055
• Equity at exit: $13,229

Cash invested: $42,840 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 223
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$802
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $39

Break-even live

Break-even rent $1,413

Max offer price $153,000

Occupancy floor 92%

Sensitivity live

Price	-10% $126	-5% $82	+0% $39	+5% $-4	+10% $-48
Rent	-10% $-76	-5% $-19	+0% $39	+5% $97	+10% $155
Rate	-1.0pp $116	-0.5pp $78	base $39	+0.5pp $-1	+1.0pp $-41

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	15d	1	0.23mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	45d	1	0.27mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	45d	1	0.37mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	15d	1	0.48mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	15d	1	0.50mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	15d	1	0.54mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	45d	1	0.55mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	15d	1	0.58mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	22d	1	0.67mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	15d	1	0.68mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	0.74mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	15d	1	0.77mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	15d	1	0.89mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	15d	1	0.91mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	45d	1	0.93mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	22d	1	1.05mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	45d	1	1.09mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	45d	1	1.10mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	22d	1	1.12mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	15d	1	1.15mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	45d	1	1.16mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	15d	1	1.19mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	45d	1	1.27mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	15d	2	1.35mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	15d	1	1.36mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	45d	1	1.39mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	45d	1	1.44mi
104 Camelot Arms York, PA	1.0–2.0	1.0–2.0	1073	$1,973	$1.84	15d	15	1.48mi
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	22d	1	1.50mi

Listing history 10 events

1. 2026-03-23
   status Pending
2. 2026-02-20
   price $153,000
3. 2026-01-19
   price $159,000
4. 2026-01-08
   price $164,900
5. 2026-01-02
   listed $170,000 Active
6. 1999-11-30
   soldstatus $35,000 338-char remark

   Show marketing remark (338 chars)

   CALL L. A. FOR ADDENDUMS. PLEASE NOTE THAT BUYER TO PAY BOTH TRANSFER TAXES. NICE STONE 2 STORY LOCATED ON A QUIET STREET W/ A DETACHED 2 CAR GARAGE. LOADS OF POSSIBILITIES CAN BE FOUND W/ THIS HOME. NICE SIZE RMS THROUGHOUT. PARTIAL RR IN BASEMENT, FP AND FENCED REAR YARD. PRICED FOR A QUICK SALE. SOLD IN "AS IS" CONDITION. |

7. 1999-10-19
   historical 338-char remark

   Show marketing remark (338 chars)

   CALL L. A. FOR ADDENDUMS. PLEASE NOTE THAT BUYER TO PAY BOTH TRANSFER TAXES. NICE STONE 2 STORY LOCATED ON A QUIET STREET W/ A DETACHED 2 CAR GARAGE. LOADS OF POSSIBILITIES CAN BE FOUND W/ THIS HOME. NICE SIZE RMS THROUGHOUT. PARTIAL RR IN BASEMENT, FP AND FENCED REAR YARD. PRICED FOR A QUICK SALE. SOLD IN "AS IS" CONDITION. |

8. 1999-06-10
   listed $42,500 338-char remark

   Show marketing remark (338 chars)

   CALL L. A. FOR ADDENDUMS. PLEASE NOTE THAT BUYER TO PAY BOTH TRANSFER TAXES. NICE STONE 2 STORY LOCATED ON A QUIET STREET W/ A DETACHED 2 CAR GARAGE. LOADS OF POSSIBILITIES CAN BE FOUND W/ THIS HOME. NICE SIZE RMS THROUGHOUT. PARTIAL RR IN BASEMENT, FP AND FENCED REAR YARD. PRICED FOR A QUICK SALE. SOLD IN "AS IS" CONDITION. |

9. 1996-04-30
   soldstatus $51,875
10. 1983-01-01
    soldstatus $21,000

ⓘ 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: $3,002 · $250/mo
• Projected year-2 tax: $3,002 · $250/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $17,549
• − Mortgage interest: −$8,570
• − Property taxes: −$3,002
• − Insurance: −$765
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,451
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $960/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: York City SD
• NCES district ID: 4226820
• Math proficiency: 4% ▼ -7.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $29,470
• Composite: 7.61/100
• National rank: #9943
• State rank: #534 of 539 in PA

Livability — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, PA
• County: York County · 278,806 people
• City population: 184,764
• Metro: York-Hanover, PA
• Population (ZIP): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Arabic 1%

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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• Metro: York-Hanover, 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

+628.6% since first listed

10 events — show timeline

• 2026-03-23 Pending — BRIGHT MLS
• 2026-02-20 Price Changed $153,000 BRIGHT MLS
• 2026-01-19 Price Changed $159,000 BRIGHT MLS
• 2026-01-08 Price Changed $164,900 BRIGHT MLS
• 2026-01-02 Listed $170,000 BRIGHT MLS
• 1999-11-30 Sold (MLS) $35,000 BRIGHT MLS
• 1999-10-19 Listing Removed — BRIGHT MLS
• 1999-06-10 Listed $42,500 BRIGHT MLS
• 1996-04-30 Sold (Public Records) $51,875 Public Records
• 1983-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,002 · +0.9% YoY. Source: county tax records.