181 S Main St · Mount Wolf, PA 17347

$284,100

3 bd · 1.5 ba · 2,032 sqft · SingleFamily public records · 44 Days on market

Built 1966 8,999 sqft lot Est $287k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.9/15.0
• Cash flow +7.8/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner split-rock split level home in Mt. Wolf. Home features a four car block garage in rear with storage above, electric garage openers and work benches. Large parking area in rear of garage. Large covered front porch opens to L-shaped LR/DR. Sliding door in DR opens to a 14 x 14 sunporch with carpet. Bedrooms and LR/DR have hardwood floors. Access to attic in hall closet. Most all replacement windows. Lots of closets. Family room with split rock fireplace and adjacent mud room plus full bath. Basement is unfinished. Laundry hookups in mud room and basement. 100 amp electric, modern boiler and loft central a/c. Take a look!

Key facts

• 8,999 sq ft lot
• 4 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Detached garage with 4 spaces (oversized, rear entry, covered parking, garage door opener, additional storage area); Driveway with 4 spaces; On-street parking; Total of 8 parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas for heating and hot water
• Home design: Detached property; Fee simple ownership
• Construction: Brick and block construction; Asphalt roofing materials; Block foundation; Garages present; Year built per assessor
• Exterior features: Vinyl fencing; Above-grade and below-grade structures

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Carpet
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Baseboard hot water heating (natural gas); Central air conditioning
• Interior features: Gas/propane fireplace (1); Full basement with finished and unfinished areas; Two access exits
• Laundry & utility: Washer included; Hot water heated by natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (22.0% below list).
• Recommended offer: $222k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#422 in PA, #3,847 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mt Wolf El Sch (math 54% / reading 74%, grade B, #249 of 1,518 statewide, top 19%, 245 students, 47% FRL); Northeastern Ms (math 35% / reading 60%, grade C-, #156 of 512 statewide, top 32%, 653 students, 44% FRL); Northeastern Shs (math 73% / reading 50%, grade B-, #74 of 437 statewide, top 17%, 1,175 students, 41% FRL).
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $221,500 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $286,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Covington Dr	0.65mi	3/2.0	2,000 (-2%)	3mo	$300,000	$150	63
463 Maple St	0.13mi	3/1.5	1,744 (-14%)	10mo	$255,000	$146	62
210 S 5th St	0.24mi	3/1.5	1,764 (-13%)	7mo	$285,000	$162	61
5150 N Sherman Extension St	0.58mi	3/1.5	1,936 (-5%)	7mo	$269,900	$139	59
136 S 3rd St	0.12mi	3/1.0	1,728 (-15%)	13mo	$235,000	$136	57
14 Spruce Ln	0.66mi	4/2.0 (+1)	1,998 (-2%)	4mo	$165,000	$83	56
310 Edgeboro Dr	0.74mi	3/2.0	1,914 (-6%)	6mo	$259,900	$136	48
225 N Main St	0.58mi	4/1.0 (+1)	1,839 (-10%)	4mo	$220,000	$120	46
13 S Main St	0.64mi	3/2.0	1,890 (-7%)	14mo	$220,000	$116	45
13 Haverford Cir	0.57mi	4/3.0 (+1)	1,812 (-11%)	13mo	$315,000	$174	34
232 N Main St	0.61mi	4/2.0 (+1)	1,768 (-13%)	13mo	$249,900	$141	32
245 Pebble Beach Dr	0.73mi	4/2.5 (+1)	1,732 (-15%)	13mo	$345,000	$199	22

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-66,325
• Equity at exit: $42,360

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-83,604
• Equity at exit: $24,564

Cash invested: $79,548 (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 17347

• Home prices YoY: -8.7%
• Active inventory: 25
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$1,490
• Tax from tax record: −$462 /mo · $5,541/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-320

Break-even live

Break-even rent $2,620

Max offer price $227,554

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-240	+0% $-320	+5% $-401	+10% $-481
Rent	-10% $-495	-5% $-408	+0% $-320	+5% $-233	+10% $-145
Rate	-1.0pp $-177	-0.5pp $-248	base $-320	+0.5pp $-394	+1.0pp $-469

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: $71,025
• Closing costs: $8,523
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Emerson Dr Mount Wolf, PA	1.0–3.0	1.0–2.5	1196	$2,215	$1.85	15d	18	0.14mi

Listing history 12 events

1. 2026-04-19
   status Pending
2. 2026-04-07
   price $284,100
3. 2026-03-26
   price $294,500
4. 2026-03-20
   price $299,900
5. 2026-03-12
   price $303,900
6. 2026-03-07
   listed $309,000 Active
7. 2026-02-20
   historical $309,000
8. 2022-03-04
   soldstatus $250,000
9. 2022-03-03
   historical 636-char remark

   Show marketing remark (636 chars)

   One owner split-rock split level home in Mt. Wolf. Home features a four car block garage in rear with storage above, electric garage openers and work benches. Large parking area in rear of garage. Large covered front porch opens to L-shaped LR/DR. Sliding door in DR opens to a 14 x 14 sunporch with carpet. Bedrooms and LR/DR have hardwood floors. Access to attic in hall closet. Most all replacement windows. Lots of closets. Family room with split rock fireplace and adjacent mud room plus full bath. Basement is unfinished. Laundry hookups in mud room and basement. 100 amp electric, modern boiler and loft central a/c. Take a look!

10. 2022-03-03
    soldstatus $250,000 Closed 636-char remark

    Show marketing remark (636 chars)

    One owner split-rock split level home in Mt. Wolf. Home features a four car block garage in rear with storage above, electric garage openers and work benches. Large parking area in rear of garage. Large covered front porch opens to L-shaped LR/DR. Sliding door in DR opens to a 14 x 14 sunporch with carpet. Bedrooms and LR/DR have hardwood floors. Access to attic in hall closet. Most all replacement windows. Lots of closets. Family room with split rock fireplace and adjacent mud room plus full bath. Basement is unfinished. Laundry hookups in mud room and basement. 100 amp electric, modern boiler and loft central a/c. Take a look!

11. 2022-01-23
    status Pending 636-char remark

    Show marketing remark (636 chars)

    One owner split-rock split level home in Mt. Wolf. Home features a four car block garage in rear with storage above, electric garage openers and work benches. Large parking area in rear of garage. Large covered front porch opens to L-shaped LR/DR. Sliding door in DR opens to a 14 x 14 sunporch with carpet. Bedrooms and LR/DR have hardwood floors. Access to attic in hall closet. Most all replacement windows. Lots of closets. Family room with split rock fireplace and adjacent mud room plus full bath. Basement is unfinished. Laundry hookups in mud room and basement. 100 amp electric, modern boiler and loft central a/c. Take a look!

12. 2022-01-18
    listed $240,000 Active 636-char remark

    Show marketing remark (636 chars)

    One owner split-rock split level home in Mt. Wolf. Home features a four car block garage in rear with storage above, electric garage openers and work benches. Large parking area in rear of garage. Large covered front porch opens to L-shaped LR/DR. Sliding door in DR opens to a 14 x 14 sunporch with carpet. Bedrooms and LR/DR have hardwood floors. Access to attic in hall closet. Most all replacement windows. Lots of closets. Family room with split rock fireplace and adjacent mud room plus full bath. Basement is unfinished. Laundry hookups in mud room and basement. 100 amp electric, modern boiler and loft central a/c. Take a look!

ⓘ 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: $5,541 · $462/mo
• Projected year-2 tax: $5,541 · $462/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 5/10 Major 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,580
• − Mortgage interest: −$15,914
• − Property taxes: −$5,541
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$8,265
• Taxable loss: −$8,813
• Est. tax savings @ 24.0%: +$2,115
• After-tax cash flow: $-1,726/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Mount Wolf

• Score: 75/100
• State rank: #422
• US rank: #3847

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Wolf, PA
• Population (ZIP): 6,186

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 4% Two or more races 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -26.55%
• Current HPI: 277.6741
• 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

+18.4% since first listed

12 events — show timeline

• 2026-04-19 Pending — BRIGHT MLS
• 2026-04-07 Price Changed $284,100 BRIGHT MLS
• 2026-03-26 Price Changed $294,500 BRIGHT MLS
• 2026-03-20 Price Changed $299,900 BRIGHT MLS
• 2026-03-12 Price Changed $303,900 BRIGHT MLS
• 2026-03-07 Listed $309,000 BRIGHT MLS
• 2026-02-20 Coming Soon $309,000 BRIGHT MLS
• 2022-03-04 Sold (Public Records) $250,000 Public Records
• 2022-03-03 Listing Removed — BRIGHT MLS
• 2022-03-03 Sold (MLS) $250,000 BRIGHT MLS
• 2022-01-23 Pending — BRIGHT MLS
• 2022-01-18 Listed $240,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2025): $5,541 · +0.8% YoY. Source: county tax records.