939 W Poplar · York, PA 17401

$139,900

4 bd · 2.0 ba · 1,848 sqft · Townhouse public records · 51 Days on market

Built 1900 1,050 sqft lot Est $172k · 19% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks MLS

TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

Key facts

• Turnkey rental
• New roof
• Built 1900

Tags

• NEW ROOF
• TURNKEY RENTAL
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 63 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y 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 $60k; list at $140k implies a 133% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $171,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 W King St	0.10mi	5/1.5 (+1)	1,824 (-1%)	1mo	$203,000	$111	85
812 W King St	0.11mi	5/2.0 (+1)	1,872 (+1%)	4mo	$190,000	$101	84
628 W Princess St	0.31mi	4/1.0	1,980 (+7%)	3mo	$105,000	$53	68
912 Clayton Ave	0.22mi	5/1.5 (+1)	2,016 (+9%)	1mo	$130,000	$64	67
847 Florida Ave	0.59mi	4/1.0	1,843 (-0%)	3mo	$154,000	$84	66
925 W College Ave	0.16mi	5/1.0 (+1)	1,660 (-10%)	3mo	$129,900	$78	64
1261 W Princess St	0.32mi	3/2.5 (-1)	1,637 (-11%)	3mo	$219,000	$134	56
826 Fern Pl	0.35mi	5/1.0 (+1)	1,572 (-15%)	0mo	$128,000	$81	50
429 W Princess St	0.65mi	4/1.0	1,604 (-13%)	1mo	$125,000	$78	43
1539 W Market St	0.72mi	3/1.5 (-1)	1,664 (-10%)	1mo	$230,000	$138	42
309 N Hartley St	0.68mi	5/1.5 (+1)	2,052 (+11%)	5mo	$189,900	$93	39
51 N Penn St	0.75mi	4/1.5	2,112 (+14%)	5mo	$199,900	$95	35

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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,288
• Equity at exit: $20,860

10-year hold

• IRR: 11.5%
• Equity multiple: 2.05×
• Total profit: $41,078
• Equity at exit: $12,096

Cash invested: $39,172 (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 17401

• Home prices YoY: -16.5%
• Rents YoY: 6.4%
• Active inventory: 63
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$734
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $235

Break-even live

Break-even rent $1,238

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	13d	1	0.16mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	43d	1	0.20mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	43d	1	0.22mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	43d	1	0.31mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	43d	1	0.36mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	0.44mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	0.48mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	0.70mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	13d	1	0.77mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	43d	1	0.85mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	0.97mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	13d	1	1.06mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	13d	1	1.08mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	1.21mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.38mi
101 N Forrest St York, PA	3.0	1.0	1340	$1,695	$1.26	21d	1	1.45mi

Listing history 38 events

1. 2026-04-14
   status Pending
2. 2026-04-04
   status Active
3. 2026-03-10
   historical Active Under Contract
4. 2026-01-29
   listed $139,900 Active
5. 2021-10-22
   soldstatus $60,000 Closed 105-char remark

   Show marketing remark (105 chars)

   TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

6. 2021-10-22
   soldstatus $60,000

   Show marketing remark (105 chars)

   TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

7. 2021-10-10
   status Pending 105-char remark

   Show marketing remark (105 chars)

   TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

8. 2021-10-05
   price $64,900 105-char remark

   Show marketing remark (105 chars)

   TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

9. 2021-09-03
   listed $72,900 Active 105-char remark

   Show marketing remark (105 chars)

   TURNKEY Rental property with new Section 8 tenant in place. Large 4/5 Bedroom, 1 bath with lots of space.

10. 2021-08-31
    historical
11. 2021-06-08
    price $76,900
12. 2021-04-12
    listed $79,900 Active
13. 2019-11-12
    soldstatus $26,500 Closed
14. 2019-11-04
    status Pending
15. 2019-10-30
    price $28,900
16. 2019-10-25
    price $33,900
17. 2019-10-02
    listed $34,900 Active
18. 2019-07-30
    historical
19. 2019-05-07
    price $43,900
20. 2019-03-21
    price $44,400
21. 2019-02-06
    listed $49,900 Active
22. 2007-12-28
    soldstatus $30,000
23. 2007-07-11
    listed $19,900
24. 2007-06-04
    historical
25. 2007-04-01
    historical
26. 2006-10-18
    listed $70,000
27. 2006-06-05
    listed $80,000
28. 2006-01-13
    soldstatus $70,000
29. 2006-01-13
    soldstatus $70,000
30. 2005-11-22
    historical
31. 2005-11-22
    listed $70,000
32. 2005-03-14
    soldstatus $18,600
33. 2004-03-26
    soldstatus $17,600
34. 2003-03-05
    soldstatus $17,600
35. 2003-02-13
    soldstatus $10,000
36. 2003-01-30
    historical
37. 2002-11-01
    listed $14,500
38. 1984-03-06
    soldstatus $18,500

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,427
• − Mortgage interest: −$7,837
• − Property taxes: −$2,234
• − Insurance: −$700
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,070
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,667/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): 18,570
• Household income: $42,826
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 1360.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 31% Black 24% Two or more races 15%
• Hispanic origin (detail): Mexican 5% Puerto Rican 22% Dominican 10%
• Common ancestry: Romanian 2% Hispanic 1% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% French/Haitian/Cajun 2%

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: ▼ -63.82%
• Current HPI: 323.5537
• Rent YoY: ▲ 6.37%
• 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

+656.2% since first listed

38 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-04-04 Relisted — BRIGHT MLS
• 2026-03-10 Contingent — BRIGHT MLS
• 2026-01-29 Listed $139,900 BRIGHT MLS
• 2021-10-22 Sold (Public Records) $60,000 Public Records
• 2021-10-22 Sold (MLS) $60,000 BRIGHT MLS
• 2021-10-10 Pending — BRIGHT MLS
• 2021-10-05 Price Changed $64,900 BRIGHT MLS
• 2021-09-03 Listed $72,900 BRIGHT MLS
• 2021-08-31 Listing Removed — BRIGHT MLS
• 2021-06-08 Price Changed $76,900 BRIGHT MLS
• 2021-04-12 Listed $79,900 BRIGHT MLS
• 2019-11-12 Sold (MLS) $26,500 BRIGHT MLS
• 2019-11-04 Pending — BRIGHT MLS
• 2019-10-30 Price Changed $28,900 BRIGHT MLS
• 2019-10-25 Price Changed $33,900 BRIGHT MLS
• 2019-10-02 Listed $34,900 BRIGHT MLS
• 2019-07-30 Listing Removed — BRIGHT MLS
• 2019-05-07 Price Changed $43,900 BRIGHT MLS
• 2019-03-21 Price Changed $44,400 BRIGHT MLS
• 2019-02-06 Listed $49,900 BRIGHT MLS
• 2007-12-28 Sold (MLS) $30,000 BRIGHT MLS
• 2007-07-11 Listed $19,900 BRIGHT MLS
• 2007-06-04 Listing Removed — BRIGHT MLS
• 2007-04-01 Listing Removed — BRIGHT MLS
• 2006-10-18 Listed $70,000 BRIGHT MLS
• 2006-06-05 Listed $80,000 BRIGHT MLS
• 2006-01-13 Sold (Public Records) $70,000 Public Records
• 2006-01-13 Sold (MLS) $70,000 BRIGHT MLS
• 2005-11-22 Listed $70,000 BRIGHT MLS
• 2005-11-22 Listing Removed — BRIGHT MLS
• 2005-03-14 Sold (Public Records) $18,600 Public Records
• 2004-03-26 Sold (Public Records) $17,600 Public Records
• 2003-03-05 Sold (Public Records) $17,600 Public Records
• 2003-02-13 Sold (MLS) $10,000 BRIGHT MLS
• 2003-01-30 Listing Removed — BRIGHT MLS
• 2002-11-01 Listed $14,500 BRIGHT MLS
• 1984-03-06 Sold (Public Records) $18,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,234 · +0.9% YoY. Source: county tax records.