1109 Roosevelt Ave · York, PA 17404

$99,000

2 bd · 1.0 ba · 546 sqft · SingleFamily public records · 8 Days on market

Built 1940 3,576 sqft lot Est $173k · 43% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated cape cod in the west end of the city. Easy access to I-83 and Rt. 30. Currently leased at $1450/month.

Key facts

• Fenced yard
• Driveway
• 3,576 sq ft lot

Tags

• FENCED YARD
• DRIVEWAY
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO RESTAURANTS
• QUICK ACCESS TO SCHOOLS

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage and parking spaces
• Utilities: Public water; Public sewer; Hot water: natural gas
• Home design: Detached property; Fee simple ownership
• Construction: Vinyl siding and aluminum siding; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water on the lot

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; Two or more access exits

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$173,082) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $67 ($808/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 7.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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: property tax is 3.2% of price; 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 $99,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $173,082
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
854 Wood St	0.22mi	2/1.0	520 (-5%)	10mo	$165,000	$317	74

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: -7.2%
• Equity multiple: 0.72×
• Total profit: $-7,697
• Equity at exit: $14,761

10-year hold

• IRR: 6.8%
• Equity multiple: 1.60×
• Total profit: $16,630
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$519
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $67

Break-even live

Break-even rent $1,040

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Roosevelt Ave Unit 1 York, PA	1.0	1.0	643	$895	$1.39	44d	1	0.85mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	21d	1	0.87mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	44d	1	0.87mi
283 Park St Unit B10 York, PA	1.0	1.0	550	$995	$1.81	21d	1	0.89mi
219 Roosevelt Ave Apt 2F York, PA	1.0	1.0	590	$775	$1.31	14d	1	0.90mi
433 Piedmont Cir York, PA	1.0–3.0	1.0–1.5	850	$1,505	$1.77	14d	2	1.06mi
815 N George St York, PA	1.0	1.0	735	$1,195	$1.63	14d	1	1.08mi
834 Latimer St Unit 3 York, PA	1.0	1.0	750	$1,110	$1.48	21d	1	1.12mi
1695 Kenneth Rd York, PA	1.0	1.0	575	$1,195	$2.08	14d	1	1.20mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	14d	1	1.30mi
49 W Market St Unit 1R York, PA	1.0	1.0	536	$950	$1.77	44d	1	1.38mi
1800 Kenneth Rd York, PA	1.0–3.0	1.0–2.0	898	$1,700	$1.89	14d	21	1.39mi

Listing history 18 events

1. 2026-05-21
   listed $99,000 Active
2. 2024-03-31
   historical $1,425
3. 2024-03-13
   listed $1,425
4. 2023-06-11
   historical
5. 2023-06-06
   historical
6. 2022-04-14
   listed $146,900 118-char remark

   Show marketing remark (118 chars)

   Fully renovated cape cod in the west end of the city. Easy access to I-83 and Rt. 30. Currently leased at $1450/month.

7. 2022-04-12
   soldstatus $146,900
8. 2022-04-07
   soldstatus $146,900 118-char remark

   Show marketing remark (118 chars)

   Fully renovated cape cod in the west end of the city. Easy access to I-83 and Rt. 30. Currently leased at $1450/month.

9. 2022-02-11
   soldstatus $87,800 Closed 259-char remark

   Show marketing remark (259 chars)

   Looking for an affordable home, this one is it. This cute cape cod may be small but has everything you need. With 2 bedrooms, 1 full bath, nice sized eat in kitchen off of the living room, fenced yard and off street parking. Close to Rt30 and all amenities.

10. 2022-02-10
    soldstatus $87,800
11. 2022-01-29
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Looking for an affordable home, this one is it. This cute cape cod may be small but has everything you need. With 2 bedrooms, 1 full bath, nice sized eat in kitchen off of the living room, fenced yard and off street parking. Close to Rt30 and all amenities.

12. 2022-01-28
    soldstatus $87,800 Closed 259-char remark

    Show marketing remark (259 chars)

    Looking for an affordable home, this one is it. This cute cape cod may be small but has everything you need. With 2 bedrooms, 1 full bath, nice sized eat in kitchen off of the living room, fenced yard and off street parking. Close to Rt30 and all amenities.

13. 2022-01-07
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Looking for an affordable home, this one is it. This cute cape cod may be small but has everything you need. With 2 bedrooms, 1 full bath, nice sized eat in kitchen off of the living room, fenced yard and off street parking. Close to Rt30 and all amenities.

14. 2022-01-07
    listed $89,900 Active 259-char remark

    Show marketing remark (259 chars)

    Looking for an affordable home, this one is it. This cute cape cod may be small but has everything you need. With 2 bedrooms, 1 full bath, nice sized eat in kitchen off of the living room, fenced yard and off street parking. Close to Rt30 and all amenities.

15. 2003-02-06
    soldstatus $15,005
16. 2003-01-09
    listed $15,000
17. 1997-09-05
    soldstatus $51,000
18. 1995-09-19
    soldstatus $17,000

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,131 · $261/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $13,499
• − Mortgage interest: −$5,546
• − Property taxes: −$3,131
• − Insurance: −$495
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,880
• Taxable loss: −$713
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $979/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

+482.4% since first listed

18 events — show timeline

• 2026-05-21 Listed $99,000 BRIGHT MLS
• 2024-03-31 Rental Removed $1,425 APPFOLIO
• 2024-03-13 Listed for Rent $1,425 APPFOLIO
• 2023-06-11 Rental Removed — APPFOLIO
• 2023-06-06 Rental Removed — BRIGHTMLS
• 2022-04-14 Listed $146,900 BRIGHT MLS
• 2022-04-12 Sold (Public Records) $146,900 Public Records
• 2022-04-07 Sold (MLS) $146,900 BRIGHT MLS
• 2022-02-11 Sold (MLS) $87,800 BRIGHT MLS
• 2022-02-10 Sold (Public Records) $87,800 Public Records
• 2022-01-29 Pending — BRIGHT MLS
• 2022-01-28 Sold (MLS) $87,800 BRIGHT MLS
• 2022-01-07 Pending — BRIGHT MLS
• 2022-01-07 Listed $89,900 BRIGHT MLS
• 2003-02-06 Sold (MLS) $15,005 BRIGHT MLS
• 2003-01-09 Listed $15,000 BRIGHT MLS
• 1997-09-05 Sold (Public Records) $51,000 Public Records
• 1995-09-19 Sold (Public Records) $17,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,131 · +0.9% YoY. Source: county tax records.