14 Steeple Ave · York, PA 17356

$232,500

3 bd · 1.5 ba · 1,232 sqft · Townhouse public records · 1 Days on market

Built 1993 7,004 sqft lot Est $192k · 21% over

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Why this score? — see what drove the F 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 +7.8/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fannie Mae HomePath property. Bring your decorating ideas & move right in. Fresh paint, new carpet, over 1200 SqFt Of Finished Living Area. Dining Room, 1-Car Garage, kitchen With appliances, 3 BedRooms, Ceiling fans, 2.5 Baths & more. Buyer pays all transfer costs. Equal Housing Opportunity.

Key facts

• Finished basement
• Pergola
• Close to amenities

Tags

• FINISHED BASEMENT
• PARTIALLY FENCED YARD
• VINYL PRIVACY FENCING
• PERGOLA
• BACK PATIO
• CLOSE TO AMENITIES

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)
• HOA & community: Ground rent paid annually

Exterior

• Parking: Front-entry attached garage (1 garage space); Driveway with 2 spaces; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas for heating, hot water, and cooling
• Home design: Semi-detached property; Fee simple ownership
• Construction: Vinyl and aluminum siding; Block foundation; Asphalt roof; Building not winterized
• Exterior features: Patio(s); Outbuilding(s); Partially fenced yard with vinyl fencing; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas cooling fuel)
• Interior features: Fully finished basement; 10 total rooms; Living room and family room; Dining room
• Laundry & utility: Utilities include natural gas hot water and heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $232k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (24.6% below list).
• Recommended offer: $175k (24.6% below list) — sets the bar for 1% rule.

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.
• Dallastown Area SD (suburban): math 47% / reading 63% proficiency, ranked #102 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 147 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y ago; this cycle's ask is 111% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $175,261 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.75% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 W Broad St	0.51mi	2/2.0 (-1)	1,055 (-14%)	4mo	$165,000	$156	42

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: -24.2%
• Equity multiple: 0.17×
• Total profit: $-53,882
• Equity at exit: $34,667

10-year hold

• IRR: -19.5%
• Equity multiple: -0.04×
• Total profit: $-67,660
• Equity at exit: $20,102

Cash invested: $65,100 (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 17356

• Home prices YoY: -21.0%
• Active inventory: 147
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-255

Break-even live

Break-even rent $2,076

Max offer price $187,417

Occupancy floor —

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	21d	1	0.31mi
224 Sienna Ln Yoe, PA	3.0	2.5	1252	$1,979	$1.58	21d	1	0.54mi
406 Valor Way Red Lion, PA	3.0	2.5	1252	$1,875	$1.50	21d	1	0.54mi
21 Windsor Way Red Lion, PA	3.0	2.0–2.5	1385	$2,150	$1.55	13d	8	0.55mi
100 E Broad St Dallastown, PA	2.0	1.0	920	$950	$1.03	13d	1	1.06mi
361 E Maple St Dallastown, PA	2.0	1.0	750	$1,005	$1.34	21d	1	1.12mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $232,500 Coming Soon 1 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: $3,884 · $324/mo
• Projected year-2 tax: $3,884 · $324/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,031
• − Mortgage interest: −$13,024
• − Property taxes: −$3,884
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,764
• Taxable loss: −$7,167
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-1,342/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: Dallastown Area SD
• NCES district ID: 4207230
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $61,805
• Composite: 48.0/100
• National rank: #2199
• State rank: #102 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

• County: York County · 278,806 people
• City population: 184,764
• Metro: York-Hanover, PA
• Population (ZIP): 22,869
• Household income: $86,561
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 559.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 4% · China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Chinese 1% Other Indo-European 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: ▼ -69.16%
• Current HPI: 259.7294
• Rent YoY: —
• 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

+145.0% since first listed

17 events — show timeline

• 2026-06-18 Coming Soon $232,500 BRIGHT MLS
• 2022-07-22 Sold (Public Records) $248,000 Public Records
• 2015-12-17 Sold (MLS) $116,000 BRIGHT MLS
• 2015-10-13 Listing Removed — BRIGHT MLS
• 2015-08-10 Listed $110,000 BRIGHT MLS
• 2014-03-13 Listing Removed — BRIGHT MLS
• 2012-09-13 Listed $105,000 BRIGHT MLS
• 2006-06-01 Listing Removed — BRIGHT MLS
• 2006-01-31 Listed $179,900 BRIGHT MLS
• 2003-11-03 Sold (Public Records) $112,500 Public Records
• 2003-10-31 Sold (MLS) $112,500 BRIGHT MLS
• 2003-08-22 Listed $114,899 BRIGHT MLS
• 1999-05-19 Sold (Public Records) $92,000 Public Records
• 1999-05-17 Sold (MLS) $92,000 BRIGHT MLS
• 1999-03-30 Listing Removed — BRIGHT MLS
• 1998-11-10 Listed $94,900 BRIGHT MLS
• 1993-09-22 Sold (Public Records) $94,900 Public Records

Property tax history

+2.1%/yr

Latest (2026): $3,884 · +4.1% YoY. Source: county tax records.