262 W Cottage Pl · York, PA 17401

$259,000

3 bd · 3.0 ba · 1,935 sqft · MultiFamily public records · 20 Days on market

Built 1900 2,178 sqft lot $134/sqft · 33% above area Est $196k · 32% over

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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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 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 MLS

Affordable home in the heart of York's Redevelopment District. Priced for a quick sale. Being sold "as-is". 1-car garage, fenced yard, covered patio.

Key facts

• Strong rental demand
• Multi unit layout
• Separately metered

Tags

• 3 UNIT INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY
• MULTI UNIT LAYOUT
• SEPARATELY METERED
• STRONG RENTAL DEMAND

Property features AI

Finance

• Financial info: All units currently on yearly leases; No rent control

Exterior

• Parking: Detached garage (1 space total)
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse / rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Shingle and rubber roof; Building not winterized; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: One 1-bedroom unit and two 2-bedroom units (total 3 occupied units)
• Heating & cooling: Baseboard hot water heating; Radiator heating; Natural gas fuel and hot water
• Interior features: Full basement; Multiple access exits (2+)

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $255k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $3,021/mo this rent would consume 85% of the median local household income ($43k/yr) (locally 1360% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $259k implies a 1077% 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 $255,115 (1.5% below list)

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: 1.17% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $195,846
• List price: $259,000
• Delta: 32.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 S Pershing Ave	0.12mi	4/— (+1)	1,879 (-3%)	6mo	$185,000	$98	80
153 W Jackson St	0.15mi	4/— (+1)	2,100 (+8%)	3mo	$200,000	$95	71
281 W Cottage Pl	0.04mi	4/— (+1)	1,789 (-8%)	13mo	$205,000	$115	70
719 Jessop Pl	0.12mi	4/— (+1)	2,051 (+6%)	13mo	$200,000	$98	69
621 Jessop Pl	0.13mi	4/— (+1)	1,844 (-5%)	15mo	$195,000	$106	69
513 S Pershing Ave	0.17mi	4/— (+1)	2,061 (+6%)	14mo	$185,000	$90	65
747 S Queen St	0.62mi	4/2.0 (+1)	1,962 (+1%)	10mo	$180,000	$92	51
447 W King St	0.64mi	3/—	2,142 (+11%)	10mo	$200,000	$93	44
222 E Cottage Pl	0.63mi	4/2.0 (+1)	1,962 (+1%)	22mo	$172,000	$88	41
39 S Hartley St	0.71mi	4/2.0 (+1)	2,180 (+13%)	15mo	$175,000	$80	25

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $9,573
• Equity at exit: $38,618

10-year hold

• IRR: 15.8%
• Equity multiple: 2.48×
• Total profit: $107,690
• Equity at exit: $22,394

Cash invested: $72,520 (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: 20.9×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$278 /mo · $3,333/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $643

Break-even live

Break-even rent $2,207

Max offer price $259,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,060
1× unit	1	1	$961
Total (3 units)			$3,021

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	0.19mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	13d	1	0.40mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	0.45mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	0.56mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	43d	1	0.77mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	0.87mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	13d	1	0.94mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	0.95mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	0.96mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	0.98mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	43d	1	0.98mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	0.98mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.99mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	43d	1	1.00mi
901 W King St Unit 2 York, PA	2.0	1.0	2328	$975	$0.42	43d	1	1.01mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	13d	1	1.07mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	13d	1	1.09mi
540 Dallas St Apt 2 York, PA	3.0	1.0	1924	$1,225	$0.64	13d	1	1.24mi
511 E Philadelphia St Unit 2 York, PA	3.0	1.0	2194	$895	$0.41	44d	1	1.26mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	43d	1	1.37mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	1.39mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	13d	1	1.50mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	43d	1	1.50mi

Listing history 11 events

1. 2026-06-02
   status $259,000 Pending 20 DOM
2. 2026-06-01
   days on market $259,000 Active 20 DOM
3. 2026-05-31
   days on market $259,000 Active 19 DOM
4. 2026-05-30
   days on market $259,000 Active 18 DOM
5. 2026-05-16
   price $279,000 855-char remark
6. 2026-05-12
   listed $284,000 Active 855-char remark
7. 2013-03-29
   soldstatus $22,000 159-char remark

   Show marketing remark (159 chars)

   Affordable home in the heart of York's Redevelopment District. Priced for a quick sale. Being sold "as-is". 1-car garage, fenced yard, covered patio.

8. 2013-02-06
   listed $22,900 159-char remark

   Show marketing remark (159 chars)

   Affordable home in the heart of York's Redevelopment District. Priced for a quick sale. Being sold "as-is". 1-car garage, fenced yard, covered patio.

9. 2013-02-06
   historical 159-char remark

   Show marketing remark (159 chars)

   Affordable home in the heart of York's Redevelopment District. Priced for a quick sale. Being sold "as-is". 1-car garage, fenced yard, covered patio.

10. 1990-02-27
    soldstatus $32,000
11. 1987-07-29
    soldstatus $67,000

ⓘ 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: $3,333 · $278/mo
• Projected year-2 tax: $3,712 · $309/mo
• Expected delta: +$380/yr (+$32/mo · 11.4%)

ⓘ 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 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: $36,252
• − Mortgage interest: −$14,508
• − Property taxes: −$3,333
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$7,535
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $6,805/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

+286.6% since first listed

11 events — show timeline

• 2026-06-02 Pending — BRIGHT MLS
• 2026-05-26 Price Changed $259,000 BRIGHT MLS
• 2026-05-21 Price Changed $269,000 BRIGHT MLS
• 2026-05-20 Price Changed $274,000 BRIGHT MLS
• 2026-05-16 Price Changed $279,000 BRIGHT MLS
• 2026-05-12 Listed $284,000 BRIGHT MLS
• 2013-03-29 Sold (MLS) $22,000 BRIGHT MLS
• 2013-02-06 Listing Removed — BRIGHT MLS
• 2013-02-06 Listed $22,900 BRIGHT MLS
• 1990-02-27 Sold (Public Records) $32,000 Public Records
• 1987-07-29 Sold (Public Records) $67,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $3,333 · +1.6% YoY. Source: county tax records.