1640 Monroe St · West York, PA 17404

$165,000

3 bd · 1.0 ba · 1,376 sqft · MultiFamily public records · 5 Days on market

Built 1925 3,484 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

Key facts

• Built 1925
• Listed 5 days

Property features AI

Finance

• Other: Fee simple ownership; Estimated 1,376 finished above-grade area with approximately 600 below-grade unfinished area

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electrical service; Municipal trash service
• Home design: Semi-detached home; Estimated year built; Not in a federal flood zone
• Construction: Brick construction; Block foundation; Architectural shingle roof; Replacement vinyl-clad windows
• Exterior features: Level lot; Patio(s), porch(es), and balcony; Vinyl fencing; Shed on property

Interior

• Kitchen: Gas range/oven
• Bedrooms: Three bedrooms on the upper level (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Full basement; Living Room; Dining Room
• Laundry & utility: Washer and dryer included; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 16.3% vs local median 3.8% in West 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 74/100 on livability (#488 in PA, #4,486 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• West York Area SD (suburban): math 29% / reading 45% proficiency, ranked #379 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $3,315/mo this rent would consume 51% of the median local household income ($79k/yr) (locally 722% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $46k cash investment doubles in ~4 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 since 6y 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 $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $165,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.01% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.67%
• DSCR: 2.59
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.57×
• Total profit: $72,510
• Equity at exit: $24,602

10-year hold

• IRR: 43.9%
• Equity multiple: 5.92×
• Total profit: $227,521
• Equity at exit: $14,266

Cash invested: $46,200 (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: 12.4×

Monthly cashflow live

• Estimated rent: $3,315 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $1,373

Break-even live

Break-even rent $1,576

Max offer price $165,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,315
Total (3 units)			$3,315

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1559 W King St Unit 2 West York, PA	3.0	1.0	1020	$1,250	$1.23	14d	1	0.19mi
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	21d	1	0.25mi
50 S Highland Ave York, PA	2.0–3.0	1.0–1.5	1015	$1,394	$1.37	14d	1	0.32mi
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	21d	1	0.33mi
101 N Forrest St York, PA	3.0	1.0	1340	$1,695	$1.26	21d	1	0.60mi
200 Weldon Dr York, PA	1.0–2.0	1.0–2.0	993	$1,800	$1.81	14d	10	0.87mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	14d	1	0.89mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	0.92mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	1.17mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	1.18mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	1.21mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	14d	1	1.22mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	44d	1	1.22mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	1.33mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	21d	1	1.38mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	14d	1	1.39mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	1.43mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	1.45mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	1.47mi

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-04-09
   listed $165,000 Active
3. 2026-04-03
   historical $165,000
4. 2020-12-22
   soldstatus $100,000
5. 2020-12-17
   soldstatus $100,000 Closed 248-char remark

   Show marketing remark (248 chars)

   NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

6. 2020-11-11
   status Pending 248-char remark

   Show marketing remark (248 chars)

   NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

7. 2020-10-07
   price $109,900 248-char remark

   Show marketing remark (248 chars)

   NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

8. 2020-09-22
   price $114,900 248-char remark

   Show marketing remark (248 chars)

   NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

9. 2020-08-26
   listed $119,900 Active 248-char remark

   Show marketing remark (248 chars)

   NICE 3 BEDROOM, 1 BATH BRICK HALF HOUSE IN WEST YORK. REPLACEMENT WINDOWS, NEWER ROOF, UPDATED 200 AMP ELECTRIC. PATIO, SHED, OFF STREET PARKING IN BACK. YOU WILL LOVE THE OPEN FEEL WHEN YOU WALK IN. CHECK IT OUT TODAY! THIS ONE WILL NOT LAST LONG.

10. 1994-08-01
    soldstatus $66,900

ⓘ 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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,780
• − Mortgage interest: −$9,243
• − Property taxes: −$3,736
• − Insurance: −$825
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$4,800
• Taxable income: $14,811
• Est. tax owed @ 24.0%: −$3,555
• After-tax cash flow: $12,927/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: West York Area SD
• NCES district ID: 4225980
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $54,375
• Composite: 32.36/100
• National rank: #5736
• State rank: #379 of 539 in PA

Livability — West York

• Score: 74/100
• State rank: #488
• US rank: #4486

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: West York, PA
• County: York County · 278,806 people
• 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

+146.6% since first listed

10 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-04-09 Listed $165,000 BRIGHT MLS
• 2026-04-03 Coming Soon $165,000 BRIGHT MLS
• 2020-12-22 Sold (Public Records) $100,000 Public Records
• 2020-12-17 Sold (MLS) $100,000 BRIGHT MLS
• 2020-11-11 Pending — BRIGHT MLS
• 2020-10-07 Price Changed $109,900 BRIGHT MLS
• 2020-09-22 Price Changed $114,900 BRIGHT MLS
• 2020-08-26 Listed $119,900 BRIGHT MLS
• 1994-08-01 Sold (Public Records) $66,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,736 · +5.7% YoY. Source: county tax records.