23 W George St · Yoe, PA 17313

$266,990

4 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 18 Days on market

Built 1902 5,384 sqft lot $164/sqft · 9% above area Est $288k · 7% 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 +10.7/15.0
• Cash flow +9.4/30.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on this large 3 story all brick colonial home in the heart of Yoe! Completely upgraded and ready for your family! This home offers 5 large sized bedroom, a 2nd floor laundry, trendy new kitchen, all while maintaining its original charm with hardwood floors and a beautiful slate roof!

Key facts

• 5,384 sq ft lot
• 2 garage spots
• Built 1902

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Detached garage with two spaces; Garage has rear entry and additional storage area
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Cable and satellite internet available
• Home design: Detached property; Main entrance faces west; Good property condition; Fee simple ownership
• Construction: Brick construction; Stone foundation; Slate and metal roof; Assessor indicates year built
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures; Municipal trash service

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Hardwood
• Bathrooms: One full bathroom (upper levels); One half bathroom on the main level
• Heating & cooling: Hot water and central heating; Natural gas heating and hot water; Window air conditioning units (electric)
• Interior features: Hardwood flooring; Full basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.8% below list).
• Recommended offer: $209k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#835 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Dallastown Area SD (suburban): math 47% / reading 63% proficiency, ranked #102 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dallastown Area Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 2,014 students, 33% FRL).
• Market conditions: 42 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $220k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $208,807 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $287,661
• List price: $266,990
• Delta: -7.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 W George St	0.02mi	3/2.0 (-1)	1,560 (-4%)	1mo	$245,000	$157	85
2 E Pennsylvania Ave	0.11mi	5/1.5 (+1)	1,632 (+0%)	11mo	$224,900	$138	80
439 N Lombard St	0.41mi	4/2.0	1,636 (+1%)	1mo	$309,900	$189	77
13 E Pennsylvania Ave	0.09mi	3/1.0 (-1)	1,500 (-8%)	1mo	$129,900	$87	75
137 S Main St	0.18mi	3/2.0 (-1)	1,664 (+2%)	11mo	$220,000	$132	72
197 S Main St	0.24mi	4/1.5	1,776 (+9%)	3mo	$100,000	$56	71
120 Susan Dr	0.54mi	3/2.0 (-1)	1,625 (+0%)	9mo	$329,900	$203	60
8 Appleton Dr	0.23mi	3/2.0 (-1)	1,742 (+7%)	21mo	$289,900	$166	53
345 N Walnut St	0.58mi	3/1.5 (-1)	1,576 (-3%)	20mo	$304,900	$193	47
190 S Elm St	0.27mi	3/2.0 (-1)	1,456 (-10%)	20mo	$173,000	$119	46
375 N Walnut St	0.59mi	3/2.0 (-1)	1,778 (+10%)	16mo	$299,900	$169	36
30 N Pleasant Ave	0.69mi	3/1.0 (-1)	1,753 (+8%)	14mo	$175,000	$100	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-59,006
• Equity at exit: $39,809

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-71,474
• Equity at exit: $23,084

Cash invested: $74,757 (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 17313

• Home prices YoY: -26.5%
• Active inventory: 42
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$331 /mo · $3,970/yr
• Insurance: −$111
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-248

Break-even live

Break-even rent $2,402

Max offer price $223,151

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-173	+0% $-248	+5% $-324	+10% $-399
Rent	-10% $-413	-5% $-331	+0% $-248	+5% $-166	+10% $-83
Rate	-1.0pp $-114	-0.5pp $-180	base $-248	+0.5pp $-317	+1.0pp $-388

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: $66,748
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	14d	1	0.50mi
66 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	14d	1	0.51mi
259 Stratford Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	44d	1	0.61mi
224 Sienna Ln Yoe, PA	3.0	2.5	1252	$1,979	$1.58	22d	1	0.65mi
321 Avon Dr Red Lion, PA	3.0	2.5	1720	$2,050	$1.19	44d	1	0.65mi
406 Valor Way Red Lion, PA	3.0	2.5	1252	$1,875	$1.50	22d	1	0.71mi
21 Windsor Way Red Lion, PA	3.0	2.0–2.5	1385	$2,150	$1.55	14d	8	0.87mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	44d	1	1.47mi
703 Country Club Rd Red Lion, PA	3.0	2.5	1540	$1,795	$1.17	44d	1	1.47mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	14d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $266,990 Active 18 DOM
2. 2026-06-17
   days on market $266,990 Active 17 DOM
3. 2026-06-16
   days on market $266,990 Active 16 DOM
4. 2026-06-15
   days on market $266,990 Active 15 DOM
5. 2026-06-14
   days on market $266,990 Active 13 DOM
6. 2026-06-13
   pricedays on market $266,990 Active 12 DOM
7. 2026-06-10
   days on market $271,990 Active 10 DOM
8. 2026-06-09
   days on market $271,990 Active 9 DOM
9. 2026-06-08
   days on market $271,990 Active 8 DOM
10. 2026-06-07
    days on market $271,990 Active 7 DOM
11. 2026-06-03
    days on market $271,990 Active 3 DOM
12. 2026-06-02
    days on market $271,990 Active 2 DOM
13. 2026-06-01
    statusdays on market $271,990 Active 1 DOM
14. 2026-05-31
    days on market $271,990 Coming Soon 17 DOM
15. 2026-05-30
    days on market $271,990 Coming Soon 16 DOM
16. 2026-05-14
    historical $271,990 998-char remark
17. 2021-09-29
    soldstatus $220,000
18. 2021-09-20
    soldstatus $220,000 Closed 305-char remark

    Show marketing remark (305 chars)

    Don’t miss out on this large 3 story all brick colonial home in the heart of Yoe! Completely upgraded and ready for your family! This home offers 5 large sized bedroom, a 2nd floor laundry, trendy new kitchen, all while maintaining its original charm with hardwood floors and a beautiful slate roof!

19. 2021-07-13
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Don’t miss out on this large 3 story all brick colonial home in the heart of Yoe! Completely upgraded and ready for your family! This home offers 5 large sized bedroom, a 2nd floor laundry, trendy new kitchen, all while maintaining its original charm with hardwood floors and a beautiful slate roof!

20. 2021-07-11
    listed $209,900 Active 305-char remark

    Show marketing remark (305 chars)

    Don’t miss out on this large 3 story all brick colonial home in the heart of Yoe! Completely upgraded and ready for your family! This home offers 5 large sized bedroom, a 2nd floor laundry, trendy new kitchen, all while maintaining its original charm with hardwood floors and a beautiful slate roof!

21. 2021-04-22
    soldstatus $101,500
22. 2021-04-12
    soldstatus $84,750
23. 2002-04-01
    soldstatus $89,900
24. 1999-07-12
    soldstatus $81,000
25. 1999-07-09
    soldstatus $81,000

    Show marketing remark (216 chars)

    NEWLY PLASTERED & PAINTED INTERIOR. UPGRADED ELECTRIC. 3 CEILING FANS INCLUDED. WASHER/DRYER INCLUDED. NEW BRICK PATIO. HARDWOOD FLOORS. 1 CAR DETACHED GARAGE. DALLASTOWN SCHOOL DISTRICT. CONVENIENT LOCATION. |

26. 1999-04-30
    historical

    Show marketing remark (216 chars)

    NEWLY PLASTERED & PAINTED INTERIOR. UPGRADED ELECTRIC. 3 CEILING FANS INCLUDED. WASHER/DRYER INCLUDED. NEW BRICK PATIO. HARDWOOD FLOORS. 1 CAR DETACHED GARAGE. DALLASTOWN SCHOOL DISTRICT. CONVENIENT LOCATION. |

27. 1999-03-23
    listed $81,000

    Show marketing remark (216 chars)

    NEWLY PLASTERED & PAINTED INTERIOR. UPGRADED ELECTRIC. 3 CEILING FANS INCLUDED. WASHER/DRYER INCLUDED. NEW BRICK PATIO. HARDWOOD FLOORS. 1 CAR DETACHED GARAGE. DALLASTOWN SCHOOL DISTRICT. CONVENIENT LOCATION. |

28. 1996-01-29
    soldstatus $59,500

ⓘ 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: $3,970 · $331/mo
• Projected year-2 tax: $4,094 · $341/mo
• Expected delta: +$124/yr (+$10/mo · 3.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,057
• − Mortgage interest: −$14,956
• − Property taxes: −$3,970
• − Insurance: −$2,001
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,767
• Taxable loss: −$7,646
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-1,143/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: Dallastown Area SD
• NCES district ID: 4207230
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $61,805
• Composite: 48.0/100
• National rank: #2199
• State rank: #102 of 539 in PA

Livability — Yoe

• Score: 69/100
• State rank: #835
• US rank: #8743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yoe, PA
• Population (ZIP): 11,263

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 5% Serbian 2% Iranian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -93.45%
• Current HPI: 258.6397
• 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

+348.7% since first listed

17 events — show timeline

• 2026-06-11 Price Changed $266,990 BRIGHT MLS
• 2026-06-10 Price Changed $271,990 BRIGHT MLS
• 2026-06-10 Price Changed $266,990 BRIGHT MLS
• 2026-06-01 Listed $271,990 BRIGHT MLS
• 2026-05-14 Coming Soon $271,990 BRIGHT MLS
• 2021-09-29 Sold (Public Records) $220,000 Public Records
• 2021-09-20 Sold (MLS) $220,000 BRIGHT MLS
• 2021-07-13 Pending — BRIGHT MLS
• 2021-07-11 Listed $209,900 BRIGHT MLS
• 2021-04-22 Sold (Public Records) $101,500 Public Records
• 2021-04-12 Sold (Public Records) $84,750 Public Records
• 2002-04-01 Sold (Public Records) $89,900 Public Records
• 1999-07-12 Sold (Public Records) $81,000 Public Records
• 1999-07-09 Sold (MLS) $81,000 BRIGHT MLS
• 1999-04-30 Listing Removed — BRIGHT MLS
• 1999-03-23 Listed $81,000 BRIGHT MLS
• 1996-01-29 Sold (Public Records) $59,500 Public Records

Property tax history

+2.0%/yr

Latest (2026): $3,970 · +4.4% YoY. Source: county tax records.