873 E Prospect St · York, PA 17403

$319,900

3 bd · 3.0 ba · 2,472 sqft · MultiFamily public records · 31 Days on market

Built 1900 6,630 sqft lot Est $227k · 41% over

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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).

• Cash flow +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Welcome to 873 E Prospect St, a turnkey three-unit property located in the East End of York City. This detached multifamily property is an excellent opportunity for both investors and owner-occupants looking to house hack. Each of the three units features two bedrooms and one full bathroom, with projected market rents of approximately $1,100 per month per unit. With all units occupied at market rent, the property offers a potential annual gross rental income of $39,600. Utilities are investor-friendly, with gas and electric separately metered for each unit. The owner pays water, sewer, and trash, with the option to bill those expenses back to tenants. Whether you're looking to expand your i

Key facts

• 6,630 sq ft lot
• 3 parking spots
• Built 1900

Property features AI

Finance

• Financial info: Total of 3 residential units; Three vacant units

Exterior

• Parking: Private parking; Three off-street spaces; On-street parking available
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Fee simple ownership
• Construction: Vinyl siding and aluminum siding; Permanent foundation; Built year per assessor
• Exterior features: Detached structure; Above-grade and below-grade other structures; No tidal water

Interior

• Bedrooms: Three 2‑bedroom units (multi-unit property)
• Heating & cooling: Hot water heating; Baseboard hot water; Natural gas heating and hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% 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 (+4.4%/yr); 219 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $3,481/mo this rent would consume 55% of the median local household income ($75k/yr) (locally 1305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $320k implies a 178% 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 $310,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $227,424
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 E College Ave	0.64mi	3/—	2,400 (-3%)	4mo	$220,000	$92	62
831 E Market St	0.51mi	4/— (+1)	2,406 (-3%)	13mo	$240,000	$100	56
908 Mt Rose Ave	0.08mi	4/2.0 (+1)	2,116 (-14%)	15mo	$160,000	$76	51
1401 2nd Ave	0.66mi	4/— (+1)	2,340 (-5%)	6mo	$236,500	$101	50
665 E Philadelphia St	0.64mi	4/— (+1)	2,320 (-6%)	9mo	$190,000	$82	48
206 S Pine St	0.65mi	4/— (+1)	2,584 (+4%)	14mo	$210,000	$81	46

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-9,057
• Equity at exit: $47,698

10-year hold

• IRR: 8.5%
• Equity multiple: 1.69×
• Total profit: $62,177
• Equity at exit: $27,659

Cash invested: $89,572 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 219
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $3,481 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$347 /mo · $4,170/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $592

Break-even live

Break-even rent $2,732

Max offer price $319,900

Occupancy floor 78%

Sensitivity live

Price	-10% $773	-5% $682	+0% $592	+5% $501	+10% $411
Rent	-10% $317	-5% $454	+0% $592	+5% $729	+10% $867
Rate	-1.0pp $753	-0.5pp $673	base $592	+0.5pp $509	+1.0pp $424

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,480
Total (3 units)			$3,481

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Dallas St Apt 2 York, PA	3.0	1.0	1924	$1,225	$0.64	14d	1	0.05mi
511 E Philadelphia St Unit 2 York, PA	3.0	1.0	2194	$895	$0.41	45d	1	0.70mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	0.72mi
983 E Philadelphia St Unit 1ST FLOOR York, PA	2.0	1.0	2268	$925	$0.41	44d	1	0.75mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	1.12mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	1.31mi

Listing history 24 events

1. 2026-06-21
   days on market $319,900 Active 31 DOM
2. 2026-06-18
   days on market $319,900 Active 28 DOM
3. 2026-06-17
   days on market $319,900 Active 27 DOM
4. 2026-06-16
   days on market $319,900 Active 26 DOM
5. 2026-06-15
   days on market $319,900 Active 25 DOM
6. 2026-06-14
   days on market $319,900 Active 23 DOM
7. 2026-06-13
   days on market $319,900 Active 22 DOM
8. 2026-06-10
   days on market $319,900 Active 20 DOM
9. 2026-06-09
   days on market $319,900 Active 19 DOM
10. 2026-06-08
    days on market $319,900 Active 18 DOM
11. 2026-06-07
    days on market $319,900 Active 17 DOM
12. 2026-06-03
    days on market $319,900 Active 13 DOM
13. 2026-06-02
    days on market $319,900 Active 12 DOM
14. 2026-06-01
    days on market $319,900 Active 11 DOM
15. 2026-05-31
    days on market $319,900 Active 10 DOM
16. 2026-05-30
    days on market $319,900 Active 9 DOM
17. 2026-05-22
    listed $319,900 Active
18. 2026-05-18
    historical $319,900
19. 2022-03-03
    soldstatus $115,000
20. 2016-07-21
    soldstatus $35,000
21. 1998-07-13
    soldstatus $34,200
22. 1997-10-16
    soldstatus $40,000
23. 1995-10-03
    soldstatus $79,900
24. 1991-09-10
    soldstatus $60,000

ⓘ 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: $4,170 · $347/mo
• Projected year-2 tax: $4,612 · $384/mo
• Expected delta: +$442/yr (+$37/mo · 10.6%)

ⓘ 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 ≥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: $41,772
• − Mortgage interest: −$17,919
• − Property taxes: −$4,170
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,342
• − Management: −$3,342
• − Depreciation: −$9,306
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $6,597/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

+433.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $319,900 BRIGHT MLS
• 2026-05-18 Coming Soon $319,900 BRIGHT MLS
• 2022-03-03 Sold (Public Records) $115,000 Public Records
• 2016-07-21 Sold (Public Records) $35,000 Public Records
• 1998-07-13 Sold (Public Records) $34,200 Public Records
• 1997-10-16 Sold (Public Records) $40,000 Public Records
• 1995-10-03 Sold (Public Records) $79,900 Public Records
• 1991-09-10 Sold (Public Records) $60,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $4,170 · +0.9% YoY. Source: county tax records.