642 Pennsylvania Ave · York, PA 17404

$205,000

4 bd · 2.0 ba · 2,292 sqft · MultiFamily public records · 5 Days on market

Built 1900 3,202 sqft lot Est $204k · at est.

---

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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• ARV discount +7.3/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Well-maintained 2-unit property in York City offering strong income potential and flexibility. The first-floor unit features an updated eat-in kitchen with tile flooring, cherry cabinets, and a gas stove, along with 1 bedroom and 1 full bath. The second-floor unit offers a spacious layout with 3 bedrooms and 1 full bath, an eat-in kitchen with ceramic flooring, gas stove, and in-unit laundry. Projected rents are approximately $900 for the first floor and $1,500 for the second floor, based on the landlord covering utilities. Central A/C adds additional tenant appeal and comfort. These units are not currently rented. Whether you’re looking to expand your investment portfolio or occupy o

Key facts

• 3,202 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Finance

• Financial info: Two total residential units with two vacant units; Improvement assessed separately from land

Exterior

• Utilities: Public water; Public sewer; Natural gas service
• Home design: Fee simple ownership; Building not winterized
• Construction: Brick exterior; Stone foundation
• Exterior features: Semi-detached building; Brick construction; Stone foundation; Other structures above and below grade; No tidal water on the lot

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Heating & cooling: Hot water heating; Central heating; Central air conditioning; Heating and hot water fueled by natural gas
• Interior features: Unfinished basement; Property in very good condition; Two total units in the building

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×3bd/1ba units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Cap rate 9.8% vs local median 5.0% in York — 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 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.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 41% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $57k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $205k implies a 1223% 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 $205,000

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. 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. 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: 1.30% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $203,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Pennsylvania Ave	0.00mi	4/—	2,292 (0%)	1mo	$205,000	$89	100
658 Pennsylvania Ave	0.03mi	4/2.0	2,292 (0%)	0mo	$210,000	$92	98
646 Pennsylvania Ave	0.01mi	3/— (-1)	2,292 (0%)	1mo	$210,000	$92	94
730 Pennsylvania Ave	0.12mi	4/—	2,292 (0%)	1mo	$210,000	$92	93
707 Pennsylvania Ave	0.08mi	3/— (-1)	2,348 (+2%)	1mo	$210,000	$89	86
725 Pennsylvania Ave	0.11mi	4/—	2,556 (+12%)	1mo	$220,000	$86	74
743 Madison Ave	0.13mi	4/2.0	2,555 (+12%)	1mo	$229,000	$90	74
700 Pennsylvania Ave	0.06mi	3/— (-1)	2,601 (+14%)	0mo	$195,000	$75	69
632 Roosevelt Ave	0.27mi	3/— (-1)	2,058 (-10%)	0mo	$215,000	$104	65
137 N West St	0.30mi	5/— (+1)	2,076 (-9%)	1mo	$155,000	$75	64
611 W King St	0.52mi	4/—	2,146 (-6%)	1mo	$160,000	$75	64
521 W Philadelphia St	0.43mi	4/—	2,046 (-11%)	0mo	$170,000	$83	62

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $14,526
• Equity at exit: $30,566

10-year hold

• IRR: 18.6%
• Equity multiple: 2.80×
• Total profit: $103,431
• Equity at exit: $17,725

Cash invested: $57,400 (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 17404

• Rents YoY: 6.4%
• Active inventory: 249
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,656 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$336 /mo · $4,034/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $602

Break-even live

Break-even rent $1,894

Max offer price $205,000

Occupancy floor 72%

Sensitivity live

Price	-10% $718	-5% $660	+0% $602	+5% $544	+10% $486
Rent	-10% $392	-5% $497	+0% $602	+5% $707	+10% $811
Rate	-1.0pp $705	-0.5pp $654	base $602	+0.5pp $548	+1.0pp $494

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,278
1× unit	3	1	$1,378
Total (2 units)			$2,656

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	44d	1	0.30mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	44d	1	0.30mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	0.44mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	44d	1	0.53mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	44d	1	0.59mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	44d	1	0.64mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	0.71mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	1.18mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	1.26mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	1.44mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   price $205,000
3. 2026-04-27
   status Active
4. 2026-04-18
   status Pending
5. 2026-04-17
   listed $220,000 Active
6. 2026-04-15
   historical $220,000
7. 1983-01-01
   soldstatus $15,500

ⓘ 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: $4,034 · $336/mo
• Projected year-2 tax: $4,034 · $336/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 6/10 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: $31,872
• − Mortgage interest: −$11,483
• − Property taxes: −$4,034
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$5,964
• Taxable income: $4,267
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $6,195/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): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+1222.6% since first listed

7 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-27 Price Changed $205,000 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-18 Pending — BRIGHT MLS
• 2026-04-17 Listed $220,000 BRIGHT MLS
• 2026-04-15 Coming Soon $220,000 BRIGHT MLS
• 1983-01-01 Sold (Public Records) $15,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $4,034 · +0.9% YoY. Source: county tax records.