101 W Main St · Mount Joy, PA 17552

$1,250,000

117 bd · 81.0 ba · 7,355 sqft · MultiFamily · 7 Days on market

Built 1840 7,841 sqft lot ↓ 28% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Completely revitalized and ready for its next chapter, this 9-unit apartment community presents an exceptional opportunity to acquire a great multifamily asset in one of Lancaster County's more desirable rental markets. The property consists of two buildings featuring a mix of spacious apartments, including seven, 1-bedroom units and two, 3-bedroom units, offering an attractive blend of affordability and family-oriented housing. Following extensive renovations and structural improvements, the property is well positioned for great long-term performance. All units except one feature updated finishes and modernized interiors, while the overall improvements significantly reduce deferred mainten

Key facts

• Updated finishes
• Modernized interiors
• Two buildings

Tags

• TWO BUILDINGS
• UPDATED FINISHES
• MODERNIZED INTERIORS
• OFF-STREET PARKING
• CONVENIENT LOCATION
• GENEROUS UNIT LAYOUTS

What this means for you Summary

Snapshot

• This is a 9 × 13-bed/9.0-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive. Per door: $724/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.25M).
• Cap rate 12.5% vs local median 2.6% in Mount Joy — 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 86/100 on livability (#59 in PA, #410 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Donegal SD (rural): math 35% / reading 55% proficiency, ranked #251 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Donegal Primary School (570 students, 45% FRL); Donegal Jhs (math 26% / reading 53%, grade F, #268 of 512 statewide, top 53%, 457 students, 49% FRL); Donegal Hs (math 62% / reading 30%, grade D-, #178 of 437 statewide, top 42%, 930 students, 43% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $19,185/mo this rent would consume 236% of the median local household income ($98k/yr) (locally 429% 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 $9k of loan paydown is wiped out by about $38k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $350k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1840 — 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 $1,250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1840 — 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. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $212,850
• Equity at exit: $186,379

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $721,049
• Equity at exit: $108,077

Cash invested: $350,000 (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 17552

• Home prices YoY: -34.7%
• Active inventory: 101
• Price-to-rent: 48.9×

Monthly cashflow live

• Estimated rent: $19,185 medium
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,029
• Net cashflow: $6,518

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 61%

Sensitivity live

Price	-10% $7,382	-5% $6,950	+0% $6,518	+5% $6,086	+10% $5,654
Rent	-10% $5,002	-5% $5,760	+0% $6,518	+5% $7,275	+10% $8,033
Rate	-1.0pp $7,147	-0.5pp $6,836	base $6,518	+0.5pp $6,194	+1.0pp $5,864

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

Units	Beds	Baths	Est. rent
▸ 9× units	13	9	$19,188
Total (9 units)			$19,185

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $1,250,000 Active 7 DOM
2. 2026-06-17
   days on market $1,250,000 Active 6 DOM
3. 2026-06-16
   days on market $1,250,000 Active 5 DOM
4. 2026-06-15
   days on market $1,250,000 Active 4 DOM
5. 2026-06-14
   days on market $1,250,000 Active 2 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $1,250,000 Active 1 DOM
7. 2026-01-12
   status Pending
8. 2025-07-18
   historical Active Under Contract
9. 2025-06-12
   price $675,000
10. 2025-06-02
    price $690,000
11. 2025-05-01
    price $710,000
12. 2025-04-20
    price $750,000
13. 2025-04-09
    listed $799,000 Active
14. 2025-04-09
    historical
15. 2025-04-02
    price $830,000
16. 2025-03-08
    price $890,000
17. 2025-03-04
    price $919,000
18. 2025-02-10
    listed $939,999 Active
19. 2025-02-10
    historical
20. 2024-09-20
    historical $950
21. 2024-09-12
    listed $950
22. 2024-09-09
    historical $950
23. 2024-09-07
    listed $950
24. 2024-06-05
    historical $900
25. 2024-05-30
    listed $900
26. 2023-07-05
    historical $875
27. 2022-02-07
    price $875

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $230,220
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$18,418
• − Management: −$18,418
• − Depreciation: −$36,364
• Taxable income: $62,002
• Est. tax owed @ 24.0%: −$14,880
• After-tax cash flow: $63,332/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: Donegal SD
• NCES district ID: 4207650
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $60,514
• Composite: 39.56/100
• National rank: #3935
• State rank: #251 of 539 in PA

Livability — Mount Joy

• Score: 86/100
• State rank: #59
• US rank: #410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Joy, PA
• County: Lancaster County · 390,309 people
• City population: 19,761
• Metro: Lancaster, PA
• Population (ZIP): 19,761
• Household income: $97,683
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 429.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1% German/W. Germanic 0%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.72%
• Current HPI: 260.7061
• Rent YoY: —
• Metro: Lancaster, 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

-28.2% since first listed

21 events — show timeline

• 2026-01-12 Pending — BRIGHT MLS
• 2025-07-18 Contingent — BRIGHT MLS
• 2025-06-12 Price Changed $675,000 BRIGHT MLS
• 2025-06-02 Price Changed $690,000 BRIGHT MLS
• 2025-05-01 Price Changed $710,000 BRIGHT MLS
• 2025-04-20 Price Changed $750,000 BRIGHT MLS
• 2025-04-09 Listing Removed — BRIGHT MLS
• 2025-04-09 Listed $799,000 BRIGHT MLS
• 2025-04-02 Price Changed $830,000 BRIGHT MLS
• 2025-03-08 Price Changed $890,000 BRIGHT MLS
• 2025-03-04 Price Changed $919,000 BRIGHT MLS
• 2025-02-10 Listed $939,999 BRIGHT MLS
• 2025-02-10 Coming Soon — BRIGHT MLS
• 2024-09-20 Rental Removed $950 LEASESTAR
• 2024-09-12 Listed for Rent $950 LEASESTAR
• 2024-09-09 Rental Removed $950 RENTALBEAST
• 2024-09-07 Listed for Rent $950 RENTALBEAST
• 2024-06-05 Rental Removed $900 LEASESTAR
• 2024-05-30 Listed for Rent $900 LEASESTAR
• 2023-07-05 Rental Removed $875 LEASESTAR
• 2022-02-07 Price Changed $875 RENT.