829 W Princess St · York, PA 17401

$179,900

4 bd · 2.0 ba · 1,776 sqft · MultiFamily public records · 43 Days on market

Built 1900 2,178 sqft lot Est $179k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.4/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice 2 unit. . Great for Investor or live in one unit and rent the other. .. Both units are rented. Separate electric and heat. New main roof July of 2012. Come take a look. .

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive. Per door: $343/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,398/mo this rent would consume 67% 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 $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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $115k; list at $180k implies a 56% 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.33% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $179,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 W Princess St	0.00mi	3/— (-1)	1,776 (0%)	1mo	$165,000	$93	94
1010 W Princess St	0.14mi	4/2.0	1,840 (+4%)	3mo	$185,000	$101	84
830 W Locust St	0.08mi	4/—	1,784 (+0%)	14mo	$150,000	$84	84
828 W Locust St	0.08mi	4/—	1,784 (+0%)	14mo	$166,000	$93	84
948 W Princess St	0.10mi	4/—	2,004 (+13%)	4mo	$160,000	$80	70
766 W Philadelphia St	0.29mi	4/2.0	1,908 (+7%)	5mo	$246,000	$129	70
828 W Princess St	0.02mi	3/2.0 (-1)	2,013 (+13%)	4mo	$175,000	$87	68
831 Linden Ave	0.38mi	4/—	1,908 (+7%)	4mo	$170,000	$89	67
1294 W Princess St	0.49mi	4/2.0	1,728 (-3%)	12mo	$185,000	$107	63
550 W Philadelphia St	0.45mi	3/— (-1)	1,568 (-12%)	4mo	$170,000	$108	51
729 W Philadelphia St	0.33mi	3/3.0 (-1)	1,992 (+12%)	9mo	$220,000	$110	48
563 Pennsylvania Ave	0.69mi	4/—	1,960 (+10%)	9mo	$210,000	$107	43

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: 11.1%
• Equity multiple: 1.46×
• Total profit: $22,933
• Equity at exit: $26,824

10-year hold

• IRR: 22.6%
• Equity multiple: 3.25×
• Total profit: $113,224
• Equity at exit: $15,554

Cash invested: $50,372 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$943
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $686

Break-even live

Break-even rent $1,530

Max offer price $179,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,398
Total (2 units)			$2,398

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	43d	1	0.10mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	43d	1	0.13mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	13d	1	0.15mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	43d	1	0.29mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	43d	1	0.33mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	0.41mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	0.44mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	0.65mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	13d	1	0.68mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	43d	1	0.79mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	0.91mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	13d	1	0.95mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	13d	1	1.02mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	1.11mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.27mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	1.43mi

Listing history 13 events

1. 2026-04-26
   status Pending
2. 2026-03-13
   listed $179,900 Active
3. 2024-01-25
   historical $845
4. 2023-12-21
   price $845
5. 2023-12-14
   listed $895
6. 2023-06-01
   soldstatus $115,000
7. 2022-09-15
   soldstatus $86,500
8. 2017-01-18
   historical
9. 2016-01-18
   listed $64,900
10. 2014-03-14
    soldstatus $41,000 175-char remark

    Show marketing remark (175 chars)

    Nice 2 unit. . Great for Investor or live in one unit and rent the other. .. Both units are rented. Separate electric and heat. New main roof July of 2012. Come take a look. .

11. 2013-10-11
    listed $43,900 175-char remark

    Show marketing remark (175 chars)

    Nice 2 unit. . Great for Investor or live in one unit and rent the other. .. Both units are rented. Separate electric and heat. New main roof July of 2012. Come take a look. .

12. 2006-11-06
    soldstatus $92,000
13. 1999-08-04
    soldstatus $78,000

ⓘ 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: $2,286 · $190/mo
• Projected year-2 tax: $2,564 · $214/mo
• Expected delta: +$278/yr (+$23/mo · 12.2%)

ⓘ 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: $28,776
• − Mortgage interest: −$10,077
• − Property taxes: −$2,286
• − Insurance: −$900
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$5,233
• Taxable income: $5,676
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $6,865/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

+130.6% since first listed

13 events — show timeline

• 2026-04-26 Pending — BRIGHT MLS
• 2026-03-13 Listed $179,900 BRIGHT MLS
• 2024-01-25 Rental Removed $845 BRIGHTMLS
• 2023-12-21 Price Changed $845 BRIGHTMLS
• 2023-12-14 Listed for Rent $895 BRIGHTMLS
• 2023-06-01 Sold (Public Records) $115,000 Public Records
• 2022-09-15 Sold (Public Records) $86,500 Public Records
• 2017-01-18 Listing Removed — BRIGHT MLS
• 2016-01-18 Listed $64,900 BRIGHT MLS
• 2014-03-14 Sold (MLS) $41,000 BRIGHT MLS
• 2013-10-11 Listed $43,900 BRIGHT MLS
• 2006-11-06 Sold (Public Records) $92,000 Public Records
• 1999-08-04 Sold (Public Records) $78,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,286 · +0.9% YoY. Source: county tax records.