22 S 4th St · Denver, PA 17517

$275,000

3 bd · 1.5 ba · 1,448 sqft · SingleFamily public records · 8 Days on market

Built 1908 4,356 sqft lot $190/sqft · 7% below area Est $295k · 7% under

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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 +28.9/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stretch Your Legs in This Newly Renovated Spacious 3 BR w/ New Electric Heat Pump w/ Central Air. Replacement Windows Throughout w/ a Stunning New Designer Kitchen w/ Stainless Steel Appliances. Newly Renovated Bathrooms, First Floor Laundry, New Flooring and Fresh Paint Throughout. Wrap Around Front Porch and Rear Deck For Spring and Summer Fun. Flat Rear Lawn w/ Storage Shed. .A Must See!http://www. LancasterOpenHouses.com/

Key facts

• First-floor bedroom
• On-street parking
• Inviting front porch

Tags

• DETACHED HOME
• FIRST-FLOOR BEDROOM
• INVITING FRONT PORCH
• ON-STREET PARKING
• OFF-STREET PARKING
• MANAGEABLE LOT SIZE

Property features AI

Finance

• Other: Fee simple ownership; Above-grade finished area approximately 1,448 (assessor)

Exterior

• Parking: Two off-street parking spaces; On-street parking available (in addition to off-street spaces)
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Frame construction with vinyl siding; Permanent foundation
• Construction: Frame with vinyl siding; Permanent foundation; Detached structure
• Exterior features: Porch(es); Sidewalks

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump(s); Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Very good overall condition; Unfinished basement; Porch(es); Sidewalks; Not in a federal flood zone
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).

Location & tenants

• Location reads 73/100 on livability (#592 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $160k; list at $275k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1908 — 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. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $294,987
• List price: $275,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 5th Ave	0.29mi	3/1.5	1,492 (+3%)	1mo	$243,000	$163	80
755 Poplar St	0.61mi	4/1.5 (+1)	1,400 (-3%)	6mo	$540,000	$386	56
842 N 4th St	0.70mi	3/2.0	1,580 (+9%)	1mo	$385,000	$244	49
850 Locust St	0.43mi	4/2.0 (+1)	1,344 (-7%)	14mo	$310,000	$231	49
667 Poplar St	0.57mi	4/2.0 (+1)	1,568 (+8%)	11mo	$306,100	$195	43
520 Elm St	0.68mi	3/1.0	1,248 (-14%)	1mo	$337,000	$270	43
817 Evergreen St	0.65mi	3/1.5	1,561 (+8%)	19mo	$330,000	$211	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $14,946
• Equity at exit: $41,003

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $89,669
• Equity at exit: $23,777

Cash invested: $77,000 (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 17517

• Home prices YoY: -29.3%
• Active inventory: 75
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$274 /mo · $3,289/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $934

Break-even live

Break-even rent $2,318

Max offer price $275,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,090	-5% $1,012	+0% $934	+5% $856	+10% $779
Rent	-10% $658	-5% $796	+0% $934	+5% $1,072	+10% $1,211
Rate	-1.0pp $1,073	-0.5pp $1,004	base $934	+0.5pp $863	+1.0pp $790

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 S Ridge Rd Denver, PA	4.0	1.5	1521	$3,500	$2.30	44d	1	0.86mi

Listing history 7 events

1. 2026-05-17
   status Pending 1182-char remark
2. 2026-05-09
   historical 1182-char remark
3. 2026-05-01
   listed $275,000 Active 1182-char remark
4. 2016-06-01
   soldstatus $160,000 429-char remark

   Show marketing remark (429 chars)

   Stretch Your Legs in This Newly Renovated Spacious 3 BR w/ New Electric Heat Pump w/ Central Air. Replacement Windows Throughout w/ a Stunning New Designer Kitchen w/ Stainless Steel Appliances. Newly Renovated Bathrooms, First Floor Laundry, New Flooring and Fresh Paint Throughout. Wrap Around Front Porch and Rear Deck For Spring and Summer Fun. Flat Rear Lawn w/ Storage Shed. .A Must See!http://www. LancasterOpenHouses.com/

5. 2016-04-27
   historical 429-char remark

   Show marketing remark (429 chars)

   Stretch Your Legs in This Newly Renovated Spacious 3 BR w/ New Electric Heat Pump w/ Central Air. Replacement Windows Throughout w/ a Stunning New Designer Kitchen w/ Stainless Steel Appliances. Newly Renovated Bathrooms, First Floor Laundry, New Flooring and Fresh Paint Throughout. Wrap Around Front Porch and Rear Deck For Spring and Summer Fun. Flat Rear Lawn w/ Storage Shed. .A Must See!http://www. LancasterOpenHouses.com/

6. 2016-03-09
   listed $160,000 429-char remark

   Show marketing remark (429 chars)

   Stretch Your Legs in This Newly Renovated Spacious 3 BR w/ New Electric Heat Pump w/ Central Air. Replacement Windows Throughout w/ a Stunning New Designer Kitchen w/ Stainless Steel Appliances. Newly Renovated Bathrooms, First Floor Laundry, New Flooring and Fresh Paint Throughout. Wrap Around Front Porch and Rear Deck For Spring and Summer Fun. Flat Rear Lawn w/ Storage Shed. .A Must See!http://www. LancasterOpenHouses.com/

7. 1997-01-03
   soldstatus $91,900

ⓘ 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: $3,289 · $274/mo
• Projected year-2 tax: $3,817 · $318/mo
• Expected delta: +$528/yr (+$44/mo · 16.0%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$15,404
• − Property taxes: −$3,289
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,000
• Taxable income: $7,211
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $9,479/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — Denver

• Score: 73/100
• State rank: #592
• US rank: #5643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denver, PA
• Population (ZIP): 15,045

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · German/W. Germanic 4% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -109.05%
• Current HPI: 262.8646
• 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

+199.2% since first listed

7 events — show timeline

• 2026-05-17 Pending — BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2026-05-01 Listed $275,000 BRIGHT MLS
• 2016-06-01 Sold (MLS) $160,000 BRIGHT MLS
• 2016-04-27 Listing Removed — BRIGHT MLS
• 2016-03-09 Listed $160,000 BRIGHT MLS
• 1997-01-03 Sold (Public Records) $91,900 Public Records

Property tax history

+0.9%/yr

Latest (2026): $3,289 · +5.7% YoY. Source: county tax records.