5933 Lincoln Hwy W · Spring Grove, PA 17364

$130,000

2 bd · 1.0 ba · 801 sqft · SingleFamily · 39 Days on market

Built 1940 Poor condition 0.53 ac lot $162/sqft · 155% above area

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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 +20.7/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

Key facts

• Outbuilding
• Shed
• Galley kitchen

Tags

• SHED
• OUTBUILDING
• GALLEY KITCHEN
• LIVING ROOM
• SPACIOUS STORAGE AREA
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.2% in Spring Grove — 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 77/100 on livability (#325 in PA, #3,000 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Paradise El Sch (math 42% / reading 67%, grade C, #504 of 1,518 statewide, top 37%, 342 students, 46% FRL); Spring Grove Area Intrmd Sch (math 44% / reading 65%, grade B-, #76 of 512 statewide, top 16%, 651 students, 38% FRL); Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Market conditions: 14 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($899 loan paydown + $12k appreciation (9.3% local appreciation)).
• At projected returns (9.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $33k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $130k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — 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 A-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 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $50,922
• List price: $130,000
• Delta: 155.29%
• Verdict: OVERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

9.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.10×
• Total profit: $76,282
• Equity at exit: $110,922

10-year hold

• IRR: 24.0%
• Equity multiple: 6.89×
• Total profit: $214,477
• Equity at exit: $232,911

Cash invested: $36,400 (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 17364

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $177

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $267	-5% $222	+0% $177	+5% $132	+10% $87
Rent	-10% $70	-5% $123	+0% $177	+5% $231	+10% $285
Rate	-1.0pp $243	-0.5pp $210	base $177	+0.5pp $143	+1.0pp $109

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-08
   status $130,000 Pending 39 DOM
2. 2026-06-07
   days on market $130,000 Active 39 DOM
3. 2026-06-05
   days on market $130,000 Active 36 DOM
4. 2026-06-03
   days on market $130,000 Active 35 DOM
5. 2026-06-02
   days on market $130,000 Active 34 DOM
6. 2026-06-01
   days on market $130,000 Active 33 DOM
7. 2026-05-31
   days on market $130,000 Active 32 DOM
8. 2026-05-30
   days on market $130,000 Active 31 DOM
9. 2026-05-08
   status Active 590-char remark

   Show marketing remark (590 chars)

   FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

10. 2026-05-05
    status Pending 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

11. 2026-05-03
    price $140,000 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

12. 2026-05-02
    historical Active Under Contract 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

13. 2026-05-02
    status Active 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

14. 2026-04-15
    historical Active Under Contract 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

15. 2026-02-17
    status Pending 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

16. 2026-02-08
    listed $163,000 Active 590-char remark

    Show marketing remark (590 chars)

    FINANCING FELL THROUGH . .. This home, situated on 0.53 acres, boasts a shed and outbuilding, providing ample space for entertaining. The main floor features a galley kitchen, and a living room. Additionally, it includes a bedroom and bathroom on the main floor, as well as an upstairs bedroom. The basement offers a spacious storage area. This property would be an excellent investment or loan Conveniently located on Route 30, it’s close to everything. It’s being sold as-is with all contents accepting cash rehab or conventional Property is in Foreclosure. Bring your offers.

17. 2014-09-30
    soldstatus $82,000 198-char remark

    Show marketing remark (198 chars)

    Great starter home - Large lot with out building - Needs some TLC - "1.5% loss mitigation fee paid by buyer in exchange for seller paid owner's title insurance premium and 2% transfer tax"

18. 2014-04-14
    historical 198-char remark

    Show marketing remark (198 chars)

    Great starter home - Large lot with out building - Needs some TLC - "1.5% loss mitigation fee paid by buyer in exchange for seller paid owner's title insurance premium and 2% transfer tax"

19. 2014-03-28
    listed $82,000 198-char remark

    Show marketing remark (198 chars)

    Great starter home - Large lot with out building - Needs some TLC - "1.5% loss mitigation fee paid by buyer in exchange for seller paid owner's title insurance premium and 2% transfer tax"

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,337
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,782
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,111/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including new siding, windows, HVAC, and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major Exterior siding — Severe weathering and peeling
• Major Windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping — Overgrown vegetation

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance
• Resale Replace exterior siding — New siding will enhance curb appeal and durability
• Resale Replace windows — New windows will improve energy efficiency and curb appeal
• Resale Replace HVAC/mechanicals — Upgraded HVAC will improve comfort and energy efficiency
• Resale Landscaping — A well-maintained yard will enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and peeling	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance ↑
• Resale Replace exterior siding — New siding will enhance curb appeal and durability ↑
• Resale Replace windows — New windows will improve energy efficiency and curb appeal ↑
• Resale Replace HVAC/mechanicals — Upgraded HVAC will improve comfort and energy efficiency ↑
• Resale Landscaping — A well-maintained yard will enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — Spring Grove

• Score: 77/100
• State rank: #325
• US rank: #3000

Category grades

Amenities F Commute F 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

• City population: 14,730
• Population (ZIP): 3,963

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 3% Slovak 2% Lithuanian 2%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

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: ▲ 9.34%
• Current HPI: 249.3969
• 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

+70.7% since first listed

11 events — show timeline

• 2026-05-08 Relisted — BRIGHT MLS
• 2026-05-05 Pending — BRIGHT MLS
• 2026-05-03 Price Changed $140,000 BRIGHT MLS
• 2026-05-02 Contingent — BRIGHT MLS
• 2026-05-02 Relisted — BRIGHT MLS
• 2026-04-15 Contingent — BRIGHT MLS
• 2026-02-17 Pending — BRIGHT MLS
• 2026-02-08 Listed $163,000 BRIGHT MLS
• 2014-09-30 Sold (MLS) $82,000 BRIGHT MLS
• 2014-04-14 Listing Removed — BRIGHT MLS
• 2014-03-28 Listed $82,000 BRIGHT MLS