632 Roosevelt Ave · York, PA 17404

$225,000

3 bd · 3.0 ba · 2,058 sqft · MultiFamily public records · 4 Days on market

Built 1900 2,662 sqft lot $109/sqft · 20% above area Est $187k · 20% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great Investment opportunity. 4 units total and a detached garage that be rented. Income producing opportunity to add to your portfolio today!

Key facts

• 2,662 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 covered space, total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Above-grade finished area approximately 2,058 (estimated); Fee simple ownership
• Construction: Brick construction; Slab foundation; Other structures above and below grade
• Exterior features: No tidal water

Interior

• Bedrooms: Three one-bedroom units (multi-unit property)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Natural gas hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 10.1% 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); 249 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $2,986/mo this rent would consume 46% of the median local household income ($79k/yr) (locally 722% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $225,000

Questions for the listing agent

1. Built in 1900 — 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. 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 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: 1.33% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (median comp): $187,131
• List price: $225,000
• Delta: 20.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Roosevelt Ave	0.00mi	3/—	2,058 (0%)	0mo	$215,000	$104	100
521 W Philadelphia St	0.43mi	4/— (+1)	2,046 (-1%)	0mo	$170,000	$83	73
646 Pennsylvania Ave	0.28mi	3/—	2,292 (+11%)	1mo	$210,000	$92	67
642 Pennsylvania Ave	0.27mi	4/— (+1)	2,292 (+11%)	1mo	$205,000	$89	63
627 N Hartley St	0.11mi	4/2.0 (+1)	1,776 (-14%)	4mo	$180,000	$101	60
707 Pennsylvania Ave	0.35mi	3/—	2,348 (+14%)	1mo	$210,000	$89	60
658 Pennsylvania Ave	0.30mi	4/2.0 (+1)	2,292 (+11%)	0mo	$210,000	$92	58
831 Linden Ave	0.48mi	4/— (+1)	1,908 (-7%)	4mo	$170,000	$89	57
611 W King St	0.63mi	4/— (+1)	2,146 (+4%)	1mo	$160,000	$75	57
730 Pennsylvania Ave	0.39mi	4/— (+1)	2,292 (+11%)	1mo	$210,000	$92	57
766 W Philadelphia St	0.52mi	4/2.0 (+1)	1,908 (-7%)	5mo	$246,000	$129	51
726 W Philadelphia St	0.49mi	4/2.0 (+1)	2,256 (+10%)	6mo	$185,000	$82	47

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.32×
• Total profit: $19,858
• Equity at exit: $33,548

10-year hold

• IRR: 19.9%
• Equity multiple: 2.95×
• Total profit: $122,749
• Equity at exit: $19,454

Cash invested: $63,000 (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 17404

• Rents YoY: 6.4%
• Active inventory: 249
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $2,986 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$367 /mo · $4,409/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $718

Break-even live

Break-even rent $2,077

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $845	-5% $782	+0% $718	+5% $654	+10% $590
Rent	-10% $482	-5% $600	+0% $718	+5% $836	+10% $954
Rate	-1.0pp $831	-0.5pp $775	base $718	+0.5pp $660	+1.0pp $600

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,988
Total (3 units)			$2,986

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	0.33mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	0.36mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	0.37mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	44d	1	0.43mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	44d	1	0.46mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	0.50mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	14d	1	0.53mi
901 W King St Unit 2 York, PA	2.0	1.0	2328	$975	$0.42	44d	1	0.70mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	0.73mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	0.90mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.95mi
103 W 6th Ave Unit 2ND FLOOR York, PA	2.0	1.0	1896	$1,195	$0.63	44d	1	1.04mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	1.26mi
1301 N Duke St York, PA	2.0	1.5	1520	$1,475	$0.97	44d	1	1.32mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	1.35mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	1.43mi

Listing history 14 events

1. 2026-05-08
   status Pending 577-char remark
2. 2026-05-04
   listed $225,000 Active 577-char remark
3. 2023-06-29
   soldstatus $170,000
4. 2023-06-23
   soldstatus $170,000 Closed 142-char remark

   Show marketing remark (142 chars)

   Great Investment opportunity. 4 units total and a detached garage that be rented. Income producing opportunity to add to your portfolio today!

5. 2023-04-27
   listed $170,000 142-char remark

   Show marketing remark (142 chars)

   Great Investment opportunity. 4 units total and a detached garage that be rented. Income producing opportunity to add to your portfolio today!

6. 2023-04-27
   historical 142-char remark

   Show marketing remark (142 chars)

   Great Investment opportunity. 4 units total and a detached garage that be rented. Income producing opportunity to add to your portfolio today!

7. 2022-03-15
   soldstatus $147,000 Closed

   Show marketing remark (2004 chars)

   Real money maker 4 multi-unit in the Avenues across the street from Combs Restaurant, close to York Fairgrounds & Route 30. All brick 3 story, 3 apartments, 1 single detached garage also brings in revenue. The tenants in this property have been long term tenants & would like to stay. The present owner did all the heavy lifting for you! 2nd Floor Tenant ought to have rent increased by at least $100 but has been there for decades & keeps the place clean so you decide. New rubber roof in the last 9 years, all the knob & tube wiring has been removed & replaced with new gauge wiring, the 3 meters & 3 electrical panels have also been replaced. Each unit is heated by it’s own gas space heater - all separate electrical & gas meters. Basement has ample storage space & a secure metal bilco door for easy access for large items. Tenants in 2nd floor are on a mo to mo verbal lease. No security deposits were collected for the tenant on the 2nd floor. Garage can also generate $125 per month - presently vacant. The garage can be accessed via the alleyway, has a single, manual 1 car garage door, a service door & a large window which faces the subject property. 1st floor had been owner occupied 7 years ago but had been rent for $540/mo so this rent is now low too. Tenants have access to front door & also metal fire escape to the rear of the home so all units had front & rear access. 2nd floor tenant works 2nd shift so if he is sleepy or slow to answer his door you now know why. 1st floor tenant is elderly & has a hearing disability - son is caring for mother please expect her to remain in her bed during all showings & please be respectful. Most tenants have been there long term & all would like to stay. This is a great opportunity to own a multi-unit property with off street parking! There aren’t many 3/4 units investment properties on the market - don’t miss this great opportunity!!!

8. 2022-02-07
   status Pending

   Show marketing remark (2004 chars)

   Real money maker 4 multi-unit in the Avenues across the street from Combs Restaurant, close to York Fairgrounds & Route 30. All brick 3 story, 3 apartments, 1 single detached garage also brings in revenue. The tenants in this property have been long term tenants & would like to stay. The present owner did all the heavy lifting for you! 2nd Floor Tenant ought to have rent increased by at least $100 but has been there for decades & keeps the place clean so you decide. New rubber roof in the last 9 years, all the knob & tube wiring has been removed & replaced with new gauge wiring, the 3 meters & 3 electrical panels have also been replaced. Each unit is heated by it’s own gas space heater - all separate electrical & gas meters. Basement has ample storage space & a secure metal bilco door for easy access for large items. Tenants in 2nd floor are on a mo to mo verbal lease. No security deposits were collected for the tenant on the 2nd floor. Garage can also generate $125 per month - presently vacant. The garage can be accessed via the alleyway, has a single, manual 1 car garage door, a service door & a large window which faces the subject property. 1st floor had been owner occupied 7 years ago but had been rent for $540/mo so this rent is now low too. Tenants have access to front door & also metal fire escape to the rear of the home so all units had front & rear access. 2nd floor tenant works 2nd shift so if he is sleepy or slow to answer his door you now know why. 1st floor tenant is elderly & has a hearing disability - son is caring for mother please expect her to remain in her bed during all showings & please be respectful. Most tenants have been there long term & all would like to stay. This is a great opportunity to own a multi-unit property with off street parking! There aren’t many 3/4 units investment properties on the market - don’t miss this great opportunity!!!

9. 2022-01-28
   listed $134,900 Active

   Show marketing remark (2004 chars)

   Real money maker 4 multi-unit in the Avenues across the street from Combs Restaurant, close to York Fairgrounds & Route 30. All brick 3 story, 3 apartments, 1 single detached garage also brings in revenue. The tenants in this property have been long term tenants & would like to stay. The present owner did all the heavy lifting for you! 2nd Floor Tenant ought to have rent increased by at least $100 but has been there for decades & keeps the place clean so you decide. New rubber roof in the last 9 years, all the knob & tube wiring has been removed & replaced with new gauge wiring, the 3 meters & 3 electrical panels have also been replaced. Each unit is heated by it’s own gas space heater - all separate electrical & gas meters. Basement has ample storage space & a secure metal bilco door for easy access for large items. Tenants in 2nd floor are on a mo to mo verbal lease. No security deposits were collected for the tenant on the 2nd floor. Garage can also generate $125 per month - presently vacant. The garage can be accessed via the alleyway, has a single, manual 1 car garage door, a service door & a large window which faces the subject property. 1st floor had been owner occupied 7 years ago but had been rent for $540/mo so this rent is now low too. Tenants have access to front door & also metal fire escape to the rear of the home so all units had front & rear access. 2nd floor tenant works 2nd shift so if he is sleepy or slow to answer his door you now know why. 1st floor tenant is elderly & has a hearing disability - son is caring for mother please expect her to remain in her bed during all showings & please be respectful. Most tenants have been there long term & all would like to stay. This is a great opportunity to own a multi-unit property with off street parking! There aren’t many 3/4 units investment properties on the market - don’t miss this great opportunity!!!

10. 2017-01-20
    soldstatus $54,000
11. 2016-12-16
    historical
12. 2016-11-28
    listed $62,900
13. 1999-05-28
    soldstatus $60,000
14. 1987-04-21
    soldstatus $36,000

ⓘ 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: $4,409 · $367/mo
• Projected year-2 tax: $4,409 · $367/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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $35,832
• − Mortgage interest: −$12,603
• − Property taxes: −$4,409
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,867
• − Management: −$2,867
• − Depreciation: −$6,545
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $7,315/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): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+497.2% since first listed

15 events — show timeline

• 2026-06-12 Sold (MLS) $215,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-04 Listed $225,000 BRIGHT MLS
• 2023-06-29 Sold (Public Records) $170,000 Public Records
• 2023-06-23 Sold (MLS) $170,000 BRIGHT MLS
• 2023-04-27 Listing Removed — BRIGHT MLS
• 2023-04-27 Listed $170,000 BRIGHT MLS
• 2022-03-15 Sold (MLS) $147,000 BRIGHT MLS
• 2022-02-07 Pending — BRIGHT MLS
• 2022-01-28 Listed $134,900 BRIGHT MLS
• 2017-01-20 Sold (MLS) $54,000 BRIGHT MLS
• 2016-12-16 Listing Removed — BRIGHT MLS
• 2016-11-28 Listed $62,900 BRIGHT MLS
• 1999-05-28 Sold (Public Records) $60,000 Public Records
• 1987-04-21 Sold (Public Records) $36,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $4,409 · +1.6% YoY. Source: county tax records.