508 W Marion St · Lititz, PA 17543

$275,000

3 bd · 1.0 ba · 1,420 sqft · MultiFamily public records · 4 Days on market

Built 1965 4,356 sqft lot $194/sqft · 20% below area Est $274k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +4.4/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Cozy Semi detached on a quiet street. Hardwood floors throughout, fresh paint and new kitchen and bath. Gas heat and central air. Nice yard for entertaining.

Key facts

• Built 1965
• Listed 4 days

Property features AI

Exterior

• Parking: Paved driveway; Driveway and off-street parking
• Utilities: Public water; Public sewer; Electric service (100 Amp); Natural gas available; Hot water: Natural gas
• Home design: Semi-detached home; Shingle roof; Fee simple ownership; Located in a suburban setting; Public road access (paved)
• Construction: Brick and frame construction; Poured concrete foundation; Basement: Full, daylight with outside entrance, walkout stairs, windows; unfinished
• Exterior features: Level lot; Wood fencing; Shed

Interior

• Kitchen: Built-in range; Cooktop; Dishwasher; Microwave; Single oven; Gas oven/range; Refrigerator; Stove
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic; Breakfast area; Built-ins; Combination kitchen and dining area; Dining area; Family room off kitchen; Traditional floor plan; Eat-in kitchen; Master bath(s); Window treatments; Atrium door
• Laundry & utility: Washer; Dryer; Laundry in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Cap rate 12.8% vs local median 3.9% in Lititz — 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 86/100 on livability (#57 in PA, #396 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Warwick SD (suburban): math 42% / reading 58% proficiency, ranked #158 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 214 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $4,204/mo this rent would consume 52% of the median local household income ($97k/yr) (locally 1164% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $170k; list at $275k implies a 62% gain — meaningful room to come down on a strong offer.

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 $275,000

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 1.53% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $274,382
• List price: $275,000
• Delta: 0.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $50,869
• Equity at exit: $41,003

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $167,223
• 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 17543

• Active inventory: 214
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,204 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $1,498

Break-even live

Break-even rent $2,308

Max offer price $275,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,654	-5% $1,576	+0% $1,498	+5% $1,420	+10% $1,342
Rent	-10% $1,166	-5% $1,332	+0% $1,498	+5% $1,664	+10% $1,830
Rate	-1.0pp $1,637	-0.5pp $1,568	base $1,498	+0.5pp $1,427	+1.0pp $1,354

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,204
Total (2 units)			$4,204

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Crosswinds Dr Lititz, PA	3.0	2.0	1284	$2,250	$1.75	44d	1	0.60mi
446 Crosswinds Dr Lititz, PA	3.0	2.0	1300	$2,250	$1.73	14d	1	0.60mi
100 W Kleine Ln Lititz, PA	2.0	1.0–2.0	874	$2,095	$2.40	14d	12	0.80mi
100 Wickshire Cir Lititz, PA	1.0–2.0	1.0–2.0	1038	$3,688	$3.55	14d	4	0.89mi

Listing history 8 events

1. 2026-05-03
   status Pending 725-char remark
2. 2026-04-30
   listed $275,000 Active 725-char remark
3. 2026-04-27
   historical $275,000 725-char remark
4. 2019-06-10
   soldstatus $169,900
5. 2019-05-30
   soldstatus $169,900 Closed 157-char remark

   Show marketing remark (157 chars)

   Cozy Semi detached on a quiet street. Hardwood floors throughout, fresh paint and new kitchen and bath. Gas heat and central air. Nice yard for entertaining.

6. 2019-05-02
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Cozy Semi detached on a quiet street. Hardwood floors throughout, fresh paint and new kitchen and bath. Gas heat and central air. Nice yard for entertaining.

7. 2019-04-26
   listed $169,900 Active 157-char remark

   Show marketing remark (157 chars)

   Cozy Semi detached on a quiet street. Hardwood floors throughout, fresh paint and new kitchen and bath. Gas heat and central air. Nice yard for entertaining.

8. 1990-03-02
   soldstatus $73,000

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,771 · $314/mo
• Expected delta: +$574/yr (+$48/mo · 18.0%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,448
• − Mortgage interest: −$15,404
• − Property taxes: −$3,196
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,036
• − Management: −$4,036
• − Depreciation: −$8,000
• Taxable income: $14,401
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $14,521/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: Warwick SD
• NCES district ID: 4224960
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $63,696
• Composite: 44.03/100
• National rank: #2884
• State rank: #158 of 539 in PA

Livability — Lititz

• Score: 86/100
• State rank: #57
• US rank: #396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lititz, PA
• County: Lancaster County · 390,309 people
• City population: 45,912
• Metro: Lancaster, PA
• Population (ZIP): 45,912
• Household income: $97,435
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1164.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, India, Vietnam
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 1%

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: ▼ -283.22%
• Current HPI: 265.3653
• Rent YoY: —
• Metro: Lancaster, 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

+276.7% since first listed

8 events — show timeline

• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-30 Listed $275,000 BRIGHT MLS
• 2026-04-27 Coming Soon $275,000 BRIGHT MLS
• 2019-06-10 Sold (Public Records) $169,900 Public Records
• 2019-05-30 Sold (MLS) $169,900 BRIGHT MLS
• 2019-05-02 Pending — BRIGHT MLS
• 2019-04-26 Listed $169,900 BRIGHT MLS
• 1990-03-02 Sold (Public Records) $73,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $3,196 · +1.8% YoY. Source: county tax records.