13 E Pennsylvania Ave · Yoe, PA 17313

$129,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 3 Days on market

Built 1900 1,999 sqft lot $87/sqft · 32% below area Est $192k · 32% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great chance to buy an affordable 4BR, detached home. Huge LR. Ask about USDA 100% financing!

Key facts

• 1,999 sq ft lot
• Built 1900
• Listed 3 days

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with no pet restrictions; Above-grade finished area reported as 1,500 (assessor); Basement: full

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Sewer available; Water available; Electric available
• Home design: Detached property; Above-grade finished living area recorded by assessor
• Construction: Vinyl siding; Aluminum siding; Block foundation
• Exterior features: Chain link fencing; Not in a federal flood zone; Tidal water not present

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central heating; Natural gas heating; Window unit(s) for cooling; Electric hot water
• Interior features: Attic; Dining area; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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, schools F, amenities 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.
• Market conditions: 42 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — 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 $129,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (median comp): $192,132
• List price: $129,900
• Delta: -32.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 E Pennsylvania Ave	0.00mi	3/1.0	1,500 (0%)	1mo	$129,900	$87	99
39 W George St	0.12mi	3/2.0	1,560 (+4%)	1mo	$245,000	$157	83
18 E High St	0.11mi	3/2.5	1,332 (-11%)	0mo	$307,500	$231	70
137 S Main St	0.12mi	3/2.0	1,664 (+11%)	11mo	$220,000	$132	64
190 S Elm St	0.23mi	3/2.0	1,456 (-3%)	20mo	$173,000	$119	64
439 N Lombard St	0.33mi	4/2.0 (+1)	1,636 (+9%)	1mo	$309,900	$189	60
120 Susan Dr	0.50mi	3/2.0	1,625 (+8%)	9mo	$329,900	$203	51
92 W Broad St	0.18mi	4/1.0 (+1)	1,277 (-15%)	14mo	$217,400	$170	51
345 N Walnut St	0.54mi	3/1.5	1,576 (+5%)	20mo	$304,900	$193	48
235 W Broad St	0.73mi	3/1.0	1,383 (-8%)	16mo	$222,000	$161	39
774 Blossom Hill Ln	0.74mi	3/1.5	1,296 (-14%)	8mo	$300,000	$231	34
69 W Maple St	0.74mi	3/1.5	1,296 (-14%)	13mo	$210,000	$162	30

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,170
• Equity at exit: $19,369

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $40,772
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$681
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $425

Break-even live

Break-even rent $1,338

Max offer price $129,900

Occupancy floor 72%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	21d	1	0.25mi
198 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	13d	1	0.65mi
66 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	13d	1	0.65mi
259 Stratford Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	43d	1	0.75mi
224 Sienna Ln Yoe, PA	3.0	2.5	1252	$1,979	$1.58	21d	1	0.79mi
321 Avon Dr Red Lion, PA	3.0	2.5	1720	$2,050	$1.19	43d	1	0.80mi
406 Valor Way Red Lion, PA	3.0	2.5	1252	$1,875	$1.50	21d	1	0.85mi
21 Windsor Way Red Lion, PA	3.0	2.0–2.5	1385	$2,150	$1.55	13d	8	0.94mi
2992 Herrlyn Ct Dallastown, PA	2.0	1.0	2100	$1,475	$0.70	21d	1	1.26mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	43d	1	1.33mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	13d	1	1.34mi
703 Country Club Rd Red Lion, PA	3.0	2.5	1540	$1,795	$1.17	43d	1	1.34mi
16 W High St Red Lion, PA	3.0	1.0	1075	$1,075	$1.00	21d	1	1.45mi

Listing history 7 events

1. 2026-05-03
   status Pending 458-char remark
2. 2026-05-01
   listed $129,900 Active 458-char remark
3. 2026-04-29
   historical $129,900 458-char remark
4. 2017-06-06
   soldstatus $92,000
5. 2017-05-26
   soldstatus $92,000 93-char remark

   Show marketing remark (93 chars)

   Great chance to buy an affordable 4BR, detached home. Huge LR. Ask about USDA 100% financing!

6. 2017-04-09
   historical 93-char remark

   Show marketing remark (93 chars)

   Great chance to buy an affordable 4BR, detached home. Huge LR. Ask about USDA 100% financing!

7. 2016-09-02
   listed $92,000 93-char remark

   Show marketing remark (93 chars)

   Great chance to buy an affordable 4BR, detached home. Huge LR. Ask about USDA 100% financing!

ⓘ 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: $3,194 · $266/mo
• Projected year-2 tax: $3,194 · $266/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 8/10 Severe 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: $22,518
• − Mortgage interest: −$7,276
• − Property taxes: −$3,194
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,779
• Taxable income: $3,350
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,301/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

+41.2% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $129,900 BRIGHT MLS
• 2026-05-03 Pending — BRIGHT MLS
• 2026-05-01 Listed $129,900 BRIGHT MLS
• 2026-04-29 Coming Soon $129,900 BRIGHT MLS
• 2017-06-06 Sold (Public Records) $92,000 Public Records
• 2017-05-26 Sold (MLS) $92,000 BRIGHT MLS
• 2017-04-09 Listing Removed — BRIGHT MLS
• 2016-09-02 Listed $92,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $3,194 · +4.4% YoY. Source: county tax records.