78 E York St · Biglerville, PA 17307

$167,000

6 bd · 3.0 ba · 2,860 sqft · Other public records · 1 Days on market

Built 1920 8,276 sqft lot ↓ 3% since listing

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT TENANT OCCUPIED INVESTMENT PROPERTY. THREE UNITS FILL THIS 2500 SF VICTORIAN HOME. APPROXIMATELY 6 MI TO RT 15.

Key facts

• 8,276 sq ft lot
• 3 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $167k.

Deal economics

• At list price, monthly cash flow is $33 ($399/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (2.2% below list).
• Recommended offer: $163k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#968 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Upper Adams SD (rural): math 33% / reading 52% proficiency, ranked #298 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $163,313 (2.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $93,160
• Equity at exit: $150,447

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $272,849
• Equity at exit: $324,444

Cash invested: $46,760 (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 17307

• Home prices YoY: 4.2%
• Active inventory: 42
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$312 /mo · $3,738/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $33

Break-even live

Break-even rent $1,591

Max offer price $167,000

Occupancy floor 93%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   historical $167,000
3. 2007-06-06
   soldstatus $164,500 117-char remark

   Show marketing remark (117 chars)

   GREAT TENANT OCCUPIED INVESTMENT PROPERTY. THREE UNITS FILL THIS 2500 SF VICTORIAN HOME. APPROXIMATELY 6 MI TO RT 15.

4. 2007-06-06
   soldstatus $164,500

   Show marketing remark (117 chars)

   GREAT TENANT OCCUPIED INVESTMENT PROPERTY. THREE UNITS FILL THIS 2500 SF VICTORIAN HOME. APPROXIMATELY 6 MI TO RT 15.

5. 2007-04-25
   historical 117-char remark

   Show marketing remark (117 chars)

   GREAT TENANT OCCUPIED INVESTMENT PROPERTY. THREE UNITS FILL THIS 2500 SF VICTORIAN HOME. APPROXIMATELY 6 MI TO RT 15.

6. 2007-04-12
   listed $172,000 117-char remark

   Show marketing remark (117 chars)

   GREAT TENANT OCCUPIED INVESTMENT PROPERTY. THREE UNITS FILL THIS 2500 SF VICTORIAN HOME. APPROXIMATELY 6 MI TO RT 15.

ⓘ 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: $3,738 · $312/mo
• Projected year-2 tax: $3,738 · $312/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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,598
• − Mortgage interest: −$9,355
• − Property taxes: −$3,738
• − Insurance: −$835
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,858
• Taxable loss: −$2,324
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $957/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: Upper Adams SD
• NCES district ID: 4224300
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $56,964
• Composite: 37.16/100
• National rank: #4482
• State rank: #298 of 539 in PA

Livability — Biglerville

• Score: 67/100
• State rank: #968
• US rank: #10570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Biglerville, PA
• Population (ZIP): 5,677

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.77%
• Current HPI: 319.5821
• 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

-2.9% since first listed

6 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-20 Coming Soon $167,000 BRIGHT MLS
• 2007-06-06 Sold (Public Records) $164,500 Public Records
• 2007-06-06 Sold (MLS) $164,500 BRIGHT MLS
• 2007-04-25 Listing Removed — BRIGHT MLS
• 2007-04-12 Listed $172,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $3,738 · +0.0% YoY. Source: county tax records.