9 Manchester St · Glen Rock, PA 17327

$75,000

4 bd · 2.0 ba · 1,652 sqft · MultiFamily public records · 13 Days on market

Built 1880 3,484 sqft lot

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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 +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 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

INVESTOR ALERT! This spacious 2-1/2 story home is waiting for its new owner to bring it back to its former glory! Offering over 1900 s. f. of living area on the 2 floor, plus a finished attic, the potential is there for a 4-5 bedroom, 2 bath home in the heart of downtown Glen Rock! The wrap around front porch would give you a front row seat to enjoy the Glen Rock Carolers on Christmas Eve, and you are a very short walk or bike ride away from the Rail Trail! This home was formerly a 2-unit rental property, but current zoning requires a single family use. There is a newer gas boiler, with two-zone heat, and two electric meters. Sold strictly as-is; cash buyers only!

Key facts

• Finished attic
• Two zone heat
• Newer gas boiler

Tags

• WRAP AROUND FRONT PORCH
• FINISHED ATTIC
• HEART OF DOWNTOWN GLEN ROCK
• SHORT WALK TO RAIL TRAIL
• NEWER GAS BOILER
• TWO ZONE HEAT

Property features AI

Finance

• Other: Fee simple ownership; Property condition noted as below average and major rehab needed; Located in a federal flood zone

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Aluminum siding; Stone foundation; Asphalt and metal roof; Built year per assessor
• Exterior features: No tidal water

Interior

• Bedrooms: Main level bedroom: 1; First upper level bedrooms: 2; Second upper level bedrooms: 2
• Bathrooms: Main level full bathroom: 1; First upper level full bathroom: 1; Total full bathrooms: 2
• Heating & cooling: Hot water heating; Natural gas heating fuel; Natural gas hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 70/100 on livability (#765 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Southern York County SD (rural): math 39% / reading 58% proficiency, ranked #168 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $460/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1880 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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 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: 3.19% ✓
• Cap rate: 26.39%
• Cash-on-cash: 71.77%
• DSCR: 4.19
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 2.85×
• Total profit: $38,904
• Equity at exit: $11,183

10-year hold

• IRR: 49.0%
• Equity multiple: 5.80×
• Total profit: $100,701
• Equity at exit: $6,485

Cash invested: $21,000 (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 17327

• Home prices YoY: -4.9%
• Active inventory: 43
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$31
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $796

Break-even live

Break-even rent $1,383

Max offer price $75,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,390
Total (2 units)			$2,390

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   pricestatusdays on market $75,000 Pending 13 DOM
2. 2026-06-10
   days on market $89,900 Active 12 DOM
3. 2026-06-09
   days on market $89,900 Active 11 DOM
4. 2026-06-08
   days on market $89,900 Active 10 DOM
5. 2026-06-07
   days on market $89,900 Active 9 DOM
6. 2026-06-03
   days on market $89,900 Active 5 DOM
7. 2026-06-02
   days on market $89,900 Active 4 DOM
8. 2026-06-01
   days on market $89,900 Active 3 DOM
9. 2026-05-31
   days on market $89,900 Active 2 DOM
10. 2026-05-30
    remarks 678-char remark
11. 2026-05-30
    listed $89,900 Active 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: $2,491 · $208/mo
• Projected year-2 tax: $2,491 · $208/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 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: $28,680
• − Mortgage interest: −$4,201
• − Property taxes: −$2,491
• − Insurance: −$5,900
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$2,182
• Taxable income: $9,317
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $7,310/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: Southern York County SD
• NCES district ID: 4222380
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $70,881
• Composite: 43.46/100
• National rank: #3005
• State rank: #168 of 539 in PA

Livability — Glen Rock

• Score: 70/100
• State rank: #765
• US rank: #7663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Rock, PA
• Population (ZIP): 8,228

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -13.22%
• Current HPI: 257.102
• 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

+266.9% since first listed

3 events — show timeline

• 2026-05-29 Listed $89,900 BRIGHT MLS
• 1989-05-25 Sold (Public Records) $61,000 Public Records
• 1986-10-17 Sold (Public Records) $24,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,491 · +0.0% YoY. Source: county tax records.