5255 Lincoln Hwy W · Weigelstown, PA 17364

$185,000

4 bd · 3.5 ba · 3,956 sqft · SingleFamily · 46 Days on market

Built 1900 Fair condition 0.28 ac lot $47/sqft · 58% below area ↓ 14% since listing

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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 +18.3/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Spacious single-family home offering 4 bedrooms and 3.5 bathrooms, featuring flexible living spaces across multiple levels. Rich in historical charm, the home showcases classic details such as wood moulding, original doors, and distinctive rounded windows and provides a good basis from which to renovate. The main level features a generously sized living room and a separate formal dining room, thoughtfully divided by French doors, each with its own private exterior entrance. The eat-in kitchen provides access to a covered porch, creating a comfortable space for outdoor enjoyment. An additional rear room with a full bathroom and separate entrance offers excellent potential for a guest suite,

Key facts

• Covered porch
• Original doors
• Rounded windows

Tags

• HISTORICAL CHARM
• WOOD MOULDING
• ORIGINAL DOORS
• ROUNDED WINDOWS
• PRIVATE EXTERIOR ENTRANCE
• COVERED PORCH

Property features AI

Exterior

• Parking: Detached garage with rear entry and additional storage area; Three garage spaces; On-street and off-street parking available
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Brick construction; Other foundation details; Above-grade finished area (per assessor): 2,536; Below-grade finished area (estimated): 1,420; Total below-grade area: 1,420
• Exterior features: Not located in a federal flood zone; Above-grade and below-grade other structures

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (oil); Central air conditioning; Hot water: Other
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (1.0% below list).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.4% in Weigelstown — 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 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (9.3% local appreciation)).
• At projected returns (9.3% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $436,156
• List price: $185,000
• Delta: -57.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.99×
• Total profit: $103,243
• Equity at exit: $157,851

10-year hold

• IRR: 22.8%
• Equity multiple: 6.67×
• Total profit: $293,748
• Equity at exit: $331,451

Cash invested: $51,800 (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 17364

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $169

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 86%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $185,000 Pending 46 DOM
2. 2026-06-09
   days on market $185,000 Active 46 DOM
3. 2026-06-08
   days on market $185,000 Active 45 DOM
4. 2026-06-07
   days on market $185,000 Active 44 DOM
5. 2026-06-05
   days on market $185,000 Active 41 DOM
6. 2026-06-03
   days on market $185,000 Active 40 DOM
7. 2026-06-02
   days on market $185,000 Active 39 DOM
8. 2026-06-01
   days on market $185,000 Active 38 DOM
9. 2026-05-31
   days on market $185,000 Active 37 DOM
10. 2026-05-30
    days on market $185,000 Active 36 DOM
11. 2026-05-16
    price $185,000 1433-char remark
12. 2026-04-24
    listed $215,000 Active 1433-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,982
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,382
• Taxable loss: −$980
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $2,259/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including painting, updating the kitchen and bathrooms, and replacing the flooring. These updates will significantly increase its resale value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and need replacement.
• Major Bathroom fixtures — The fixtures are outdated and need replacement.
• Major Flooring — The flooring is worn and needs replacement.
• Major Paint — The paint is peeling and needs repainting.

Value-add opportunities

• Resale Painting and updating the kitchen cabinets — Updating the kitchen and bathrooms will make the home more appealing to potential buyers.
• Resale Replacing the flooring — New flooring will improve the home's appearance and increase its value.
• Resale Updating the bathrooms — Upgrading the bathrooms will make the home more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are visibly worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
Flooring · The flooring is worn and needs replacement.	Major	$15,000–50,000
Paint · The paint is peeling and needs repainting.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting and updating the kitchen cabinets — Updating the kitchen and bathrooms will make the home more appealing to potential buyers. ↑
• Resale Replacing the flooring — New flooring will improve the home's appearance and increase its value. ↑
• Resale Updating the bathrooms — Upgrading the bathrooms will make the home more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — Weigelstown

• Score: 74/100
• State rank: #527
• US rank: #4886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,963

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 3% Slovak 2% Lithuanian 2%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 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: ▲ 9.34%
• Current HPI: 249.3969
• 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

-14.0% since first listed

3 events — show timeline

• 2026-06-09 Pending — BRIGHT MLS
• 2026-05-16 Price Changed $185,000 BRIGHT MLS
• 2026-04-24 Listed $215,000 BRIGHT MLS