47 E South St · York, PA 17401

$145,000

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records · 6 Days on market

Built 1890 1,259 sqft lot Est $138k · at est.

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Why this score? — see what drove the D+ 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 +21.1/30.0
• DSCR +6.7/10.0
• ARV discount +5.4/15.0
• 1% rule +4.6/10.0
• 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

Move in ready townhome with the possibility to add to your investment portfolio! Featuring modern plank flooring throughout, kitchen, living room, 3 bedrooms, and a full bath. Includes a nice fenced in backyard. Easy commute to I83 and Route 30. Convenient to parks, restaurants, shopping, and local amenities.

Key facts

• Fully renovated
• Near route 30
• Tenant occupied

Tags

• FULLY RENOVATED
• CENTRAL AIR
• TENANT OCCUPIED
• GENERATING RENTAL INCOME
• NEAR ROUTE 30
• NEAR I-83

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: On-street parking
• Security: No specific security features listed
• Utilities: Public water; Public sewer; 100 amp electric service; Electric available; Natural gas available; Cable TV available; Phone service available; Hot water supplied by natural gas
• Home design: Interior townhouse/rowhouse; West-facing main entrance; Fee simple ownership; Major renovation/effective year 2019
• Construction: Brick construction; Brick/mortar foundation; Building not winterized
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures; Municipal trash service; Bus stop within one mile

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (natural gas); Central air conditioning
• Interior features: Drywall walls and ceilings; Full basement
• Laundry & utility: Utility details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $140k (3.7% below list).
• Recommended offer: $140k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 39% 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 $1k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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 $117k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $139,608 (3.7% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $138,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 E South St	0.00mi	3/1.0	1,344 (0%)	1mo	$150,000	$112	100
442 S Duke St	0.09mi	3/1.5	1,342 (-0%)	2mo	$155,000	$115	92
632 S Pershing Ave	0.39mi	3/1.0	1,408 (+5%)	1mo	$202,000	$143	73
120 E Jackson St	0.38mi	3/1.0	1,425 (+6%)	0mo	$130,000	$91	72
752 Mckenzie St	0.36mi	3/1.0	1,216 (-10%)	1mo	$125,000	$103	67
353 E Prospect St	0.35mi	4/1.0 (+1)	1,422 (+6%)	3mo	$145,000	$102	66
615 Vander Ave	0.55mi	3/1.0	1,304 (-3%)	4mo	$103,000	$79	66
316 S Pershing Ave	0.32mi	3/1.0	1,512 (+12%)	2mo	$160,000	$106	63
430 E Walnut St	0.74mi	3/1.0	1,368 (+2%)	1mo	$132,000	$96	62
307 E Walnut St	0.65mi	3/1.0	1,265 (-6%)	1mo	$152,000	$120	59
225 N Pine St	0.68mi	3/1.0	1,182 (-12%)	2mo	$37,500	$32	46
227 N Pine St	0.68mi	3/1.0	1,182 (-12%)	2mo	$37,500	$32	46

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,412
• Equity at exit: $21,620

10-year hold

• IRR: 9.4%
• Equity multiple: 1.83×
• Total profit: $33,671
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$760
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $208

Break-even live

Break-even rent $1,133

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $290	-5% $249	+0% $208	+5% $167	+10% $126
Rent	-10% $98	-5% $153	+0% $208	+5% $263	+10% $318
Rate	-1.0pp $281	-0.5pp $245	base $208	+0.5pp $170	+1.0pp $132

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	0.05mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	0.05mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	22d	1	0.10mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	0.17mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	22d	1	0.25mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	44d	1	0.36mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	0.39mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	14d	1	0.48mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.51mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	14d	1	0.52mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	0.56mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	14d	1	0.68mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	14d	1	0.69mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	0.71mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	14d	1	0.74mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.75mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	22d	1	0.80mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	22d	1	0.82mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	0.85mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	0.86mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	0.87mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	0.88mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	0.90mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	0.91mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	14d	1	0.94mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	14d	1	0.98mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	1.00mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	1.01mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	1.04mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	1.05mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	44d	1	1.12mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	1.12mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	1.16mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	44d	1	1.20mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	14d	1	1.24mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	14d	1	1.26mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	1.31mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	1.35mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	22d	1	1.40mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	14d	1	1.47mi

Listing history 23 events

1. 2026-05-01
   status Pending
2. 2026-04-25
   listed $145,000 Active
3. 2026-04-08
   historical
4. 2026-03-11
   price $148,000
5. 2026-02-06
   listed $155,000 Active
6. 2026-01-31
   historical
7. 2024-09-30
   soldstatus $117,400 Closed 310-char remark

   Show marketing remark (310 chars)

   Move in ready townhome with the possibility to add to your investment portfolio! Featuring modern plank flooring throughout, kitchen, living room, 3 bedrooms, and a full bath. Includes a nice fenced in backyard. Easy commute to I83 and Route 30. Convenient to parks, restaurants, shopping, and local amenities.

8. 2024-08-18
   status Pending 310-char remark

   Show marketing remark (310 chars)

   Move in ready townhome with the possibility to add to your investment portfolio! Featuring modern plank flooring throughout, kitchen, living room, 3 bedrooms, and a full bath. Includes a nice fenced in backyard. Easy commute to I83 and Route 30. Convenient to parks, restaurants, shopping, and local amenities.

9. 2024-08-15
   listed $114,900 Active 310-char remark

   Show marketing remark (310 chars)

   Move in ready townhome with the possibility to add to your investment portfolio! Featuring modern plank flooring throughout, kitchen, living room, 3 bedrooms, and a full bath. Includes a nice fenced in backyard. Easy commute to I83 and Route 30. Convenient to parks, restaurants, shopping, and local amenities.

10. 2019-06-28
    soldstatus $85,500 Closed
11. 2019-06-08
    status Pending
12. 2019-05-18
    listed $84,500 Active
13. 2019-04-22
    historical
14. 2019-03-14
    price $36,500
15. 2019-03-14
    price $44,895
16. 2019-03-08
    listed $44,995 Active
17. 2010-03-31
    soldstatus $26,000
18. 2010-03-11
    historical
19. 2010-02-19
    listed $29,900
20. 2010-01-29
    historical
21. 2010-01-28
    soldstatus $11,000
22. 2009-12-18
    listed $13,300
23. 2005-11-28
    soldstatus $35,000

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: +$700/yr (+$58/mo · 78.5%)

ⓘ 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 ≥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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,753
• − Mortgage interest: −$8,122
• − Property taxes: −$891
• − Insurance: −$725
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,218
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,466/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

+314.3% since first listed

23 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-25 Listed $145,000 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-03-11 Price Changed $148,000 BRIGHT MLS
• 2026-02-06 Listed $155,000 BRIGHT MLS
• 2026-01-31 Coming Soon — BRIGHT MLS
• 2024-09-30 Sold (MLS) $117,400 BRIGHT MLS
• 2024-08-18 Pending — BRIGHT MLS
• 2024-08-15 Listed $114,900 BRIGHT MLS
• 2019-06-28 Sold (MLS) $85,500 BRIGHT MLS
• 2019-06-08 Pending — BRIGHT MLS
• 2019-05-18 Listed $84,500 BRIGHT MLS
• 2019-04-22 Listing Removed — BRIGHT MLS
• 2019-03-14 Price Changed $36,500 BRIGHT MLS
• 2019-03-14 Price Changed $44,895 BRIGHT MLS
• 2019-03-08 Listed $44,995 BRIGHT MLS
• 2010-03-31 Sold (MLS) $26,000 BRIGHT MLS
• 2010-03-11 Listing Removed — BRIGHT MLS
• 2010-02-19 Listed $29,900 BRIGHT MLS
• 2010-01-29 Listing Removed — BRIGHT MLS
• 2010-01-28 Sold (MLS) $11,000 BRIGHT MLS
• 2009-12-18 Listed $13,300 BRIGHT MLS
• 2005-11-28 Sold (Public Records) $35,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $891 · +0.9% YoY. Source: county tax records.