522 S Duke St · York, PA 17401

$154,900

3 bd · 1.0 ba · 1,616 sqft · Townhouse public records · 14 Days on market

Built 1890 1,834 sqft lot Est $149k · 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 +15.8/30.0
• ARV discount +5.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• 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

Own a beautifully remodeled, spacious 3 bedroom home on the 500 block of S Duke Street. This well maintained block in York City offers a private block playground managed by Crispus Attucks and plenty of off street parking. Walking distance to all of York's Downtown activities for fun every day and night! Efficient Gas forced hot air heat. Gas Range & Hood Appliances Included. New Luxury Tile and Carpet Installed. Upgraded Replacement Windows. Come take a look! You won't want to miss out on this one!

Key facts

• York college
• Children's park
• Private parking

Tags

• PRIVATE PARKING
• CHILDREN'S PARK
• LOCAL RESTAURANTS
• SHOPPING
• YORK COLLEGE
• WELLSPAN HOSPITAL

Property features AI

Exterior

• Parking: Off-street parking with crushed stone surface
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Sewer available; Water available
• Home design: End of row townhouse; Fee simple ownership; Above-grade finished area recorded by assessor
• Construction: Brick construction; Brick/mortar foundation; Rubber and shingle roof; Replacement windows; Full basement
• Exterior features: Play area; Chain link fencing; Not in a federal flood zone; 2+ access exits

Interior

• Kitchen: Stove; Range hood
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Carpet; Wood; Luxury vinyl tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Traditional floor plan; Family room off kitchen; Dining area; Tub shower; Drywall and plaster walls
• Laundry & utility: Laundry on upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $141k (8.8% below list).
• Recommended offer: $141k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 38 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 40% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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; 35% 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 $141,310 (8.8% 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: 0.91% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $148,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Cleveland Ave	0.24mi	4/1.0 (+1)	1,572 (-3%)	1mo	$145,000	$92	78
349 E Locust St	0.44mi	3/1.0	1,586 (-2%)	5mo	$110,000	$69	72
316 S Pershing Ave	0.39mi	3/1.0	1,512 (-6%)	2mo	$160,000	$106	70
120 E Jackson St	0.23mi	3/1.0	1,425 (-12%)	0mo	$130,000	$91	69
306 S Queen St	0.26mi	4/2.0 (+1)	1,678 (+4%)	5mo	$110,000	$66	68
345 E Princess St	0.47mi	4/1.0 (+1)	1,696 (+5%)	3mo	$145,000	$85	62
632 S Pershing Ave	0.34mi	3/1.0	1,408 (-13%)	1mo	$202,000	$143	62
249 E Princess St	0.41mi	4/1.5 (+1)	1,741 (+8%)	0mo	$189,900	$109	61
134 S Newberry St	0.64mi	3/1.5	1,681 (+4%)	2mo	$171,000	$102	60
254 W Maple St	0.42mi	3/2.0	1,740 (+8%)	5mo	$145,000	$83	60
207 E Philadelphia St	0.68mi	4/1.0 (+1)	1,566 (-3%)	4mo	$98,000	$63	55
353 E Prospect St	0.41mi	4/1.0 (+1)	1,422 (-12%)	3mo	$145,000	$102	53

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-15,705
• Equity at exit: $23,096

10-year hold

• IRR: 3.8%
• Equity multiple: 1.32×
• Total profit: $13,849
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$812
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $70

Break-even live

Break-even rent $1,325

Max offer price $154,900

Occupancy floor 90%

Sensitivity live

Price	-10% $157	-5% $113	+0% $70	+5% $26	+10% $-18
Rent	-10% $-42	-5% $14	+0% $70	+5% $125	+10% $181
Rate	-1.0pp $148	-0.5pp $109	base $70	+0.5pp $30	+1.0pp $-11

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	0.02mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	0.04mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	0.17mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	0.20mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	0.35mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	14d	1	0.44mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	14d	1	0.49mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.60mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.62mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	14d	1	0.76mi
540 Dallas St Apt 2 York, PA	3.0	1.0	1924	$1,225	$0.64	14d	1	0.79mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.79mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	0.80mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	14d	1	0.82mi
511 E Philadelphia St Unit 2 York, PA	3.0	1.0	2194	$895	$0.41	45d	1	0.86mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.86mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	0.86mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	0.90mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	0.94mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	0.94mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	0.94mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	0.96mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	14d	1	0.98mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	0.99mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	14d	1	1.07mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	1.08mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	1.08mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	1.09mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	1.09mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	44d	1	1.16mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	1.19mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	1.22mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	44d	1	1.25mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	14d	1	1.26mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	44d	1	1.29mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	1.34mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	1.43mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	21d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $154,900 Active 14 DOM
2. 2026-06-17
   days on market $154,900 Active 13 DOM
3. 2026-06-16
   days on market $154,900 Active 12 DOM
4. 2026-06-15
   days on market $154,900 Active 11 DOM
5. 2026-06-14
   days on market $154,900 Active 9 DOM
6. 2026-06-13
   days on market $154,900 Active 8 DOM
7. 2026-06-10
   days on market $154,900 Active 6 DOM
8. 2026-06-09
   days on market $154,900 Active 5 DOM
9. 2026-06-08
   days on market $154,900 Active 4 DOM
10. 2026-06-07
    remarks 533-char remark
11. 2026-06-07
    listed $154,900 Active 3 DOM

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,243 · $187/mo
• Expected delta: +$205/yr (+$17/mo · 10.0%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,957
• − Mortgage interest: −$8,677
• − Property taxes: −$2,038
• − Insurance: −$774
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,506
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,256/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

+40.9% since first listed

6 events — show timeline

• 2026-06-04 Relisted — BRIGHT MLS
• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-06-04 Listed $154,900 BRIGHT MLS
• 2022-03-31 Sold (MLS) $115,000 BRIGHT MLS
• 2022-03-01 Pending — BRIGHT MLS
• 2022-02-23 Listed $109,900 BRIGHT MLS

Property tax history

+5.8%/yr

Latest (2025): $2,038 · +0.9% YoY. Source: county tax records.