14 N 6th · Denver, PA 17517

$280,000

3 bd · 1.5 ba · 1,900 sqft · Townhouse public records · 16 Days on market

Built 1910 4,356 sqft lot $147/sqft · 14% above area Est $258k · 8% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• Schools +4.6/10.0
• ARV discount +3.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

Key facts

• 4 parking spots
• Built 1910
• Listed 16 days

Property features AI

Exterior

• Parking: Four off-street parking spaces; Alley access
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas for heating, cooling fuel, and hot water
• Home design: Semi-detached property; Effective major renovation in 2022; Ownership is fee simple
• Construction: Brick construction; Stone foundation; Asbestos shingle roof; Estimated year built
• Exterior features: Not located in a federal flood zone; Municipal trash service available; Pets allowed (cats and dogs permitted); Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas)
• Interior features: Fully finished basement; Doors swing inward for accessibility
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#592 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cocalico Ms (math 34% / reading 59%, grade D+, #172 of 512 statewide, top 35%, 682 students, 43% FRL); Cocalico Shs (math 78% / reading 24%, grade D+, #121 of 437 statewide, top 28%, 1,008 students, 38% FRL) — zoned schools average 40% FRL vs 22% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

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 $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $235k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $275,800 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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 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: 1.25% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $258,439
• List price: $280,000
• Delta: 8.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Main St	0.10mi	3/2.5	1,792 (-6%)	18mo	$270,000	$151	67
128 N 4th St	0.19mi	3/1.5	1,686 (-11%)	8mo	$243,000	$144	66
424 Walnut St	0.13mi	3/1.5	1,665 (-12%)	10mo	$281,000	$169	66
843 Locust St	0.31mi	4/1.5 (+1)	1,920 (+1%)	16mo	$289,900	$151	65
346 Main St	0.23mi	3/1.5	1,700 (-10%)	10mo	$264,900	$156	63
412 Main St	0.14mi	3/1.5	1,620 (-15%)	11mo	$220,000	$136	60
142 Beech St	0.64mi	3/3.0	2,124 (+12%)	1mo	$360,000	$169	44
317 S 4th St	0.31mi	3/1.0	1,620 (-15%)	19mo	$249,900	$154	43
106 Beech St	0.60mi	3/2.5	2,182 (+15%)	22mo	$276,500	$127	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $8,666
• Equity at exit: $41,749

10-year hold

• IRR: 12.4%
• Equity multiple: 1.99×
• Total profit: $77,244
• Equity at exit: $24,209

Cash invested: $78,400 (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 17517

• Home prices YoY: -29.3%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$332 /mo · $3,986/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $848

Break-even live

Break-even rent $2,427

Max offer price $280,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,006	-5% $927	+0% $848	+5% $769	+10% $689
Rent	-10% $571	-5% $710	+0% $848	+5% $986	+10% $1,124
Rate	-1.0pp $989	-0.5pp $919	base $848	+0.5pp $775	+1.0pp $701

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 S Ridge Rd Denver, PA	4.0	1.5	1521	$3,500	$2.30	45d	1	0.76mi

Listing history 30 events

1. 2026-05-31
   status $280,000 Pending 16 DOM
2. 2026-05-30
   days on market $280,000 Active 16 DOM
3. 2026-05-15
   listed $280,000 Active 1619-char remark
4. 2026-05-11
   historical $280,000 1619-char remark
5. 2023-07-17
   soldstatus $235,000
6. 2023-07-14
   soldstatus $235,000 Closed 1472-char remark

   Show marketing remark (1472 chars)

   Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

7. 2023-06-12
   status Pending 1472-char remark

   Show marketing remark (1472 chars)

   Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

8. 2023-06-12
   price $235,000 1472-char remark

   Show marketing remark (1472 chars)

   Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

9. 2023-06-09
   listed $199,900 Active 1472-char remark

   Show marketing remark (1472 chars)

   Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

10. 2023-06-08
    historical $199,900 1472-char remark

    Show marketing remark (1472 chars)

    Welcome to 14 N 6th Street - this beautiful, brick semi-detached home has been fully remodeled and updated all while preserving its classic charm! Before entering the home you'll notice the welcoming front porch paired with striking white pillars. Once inside, you're greeted with a bright and open space, HIGH ceilings, glowing, original hardwoods, and tall windows. Past the living area is a spacious separate dining room, perfect for hosting gatherings. The kitchen is equally generous on space, complete with stainless steel appliances, upgraded quartz countertops, and stylish white cabinets. A brand new half bathroom and laundry room has also been conveniently added right off the kitchen as well. The rear of the home offers a mud/storage room that leads to a fenced in backyard along with two off street parking spots. Up to the second floor, you'll find three well-sized, bright bedrooms and full bathroom which features a lovely tiled tub, luxury vinyl plank flooring, and a new, modern vanity/fixtures. The attic on the 3rd floor along with the partially finished basement allows for plenty of storage and recreation space as well. Enjoy the home without concern for maintenance thanks to a new roof, new windows, new efficient gas furnace/water heater, and all mechanicals updated to code. This home is in a great location, located on quiet street but only a short drive to access Rt. 272, 222 and the PA Turnpike. Vacant and easy to show - contact us today!

11. 2020-11-05
    historical
12. 2020-10-16
    listed $120,000 Active
13. 2016-08-31
    historical
14. 2016-08-31
    historical
15. 2016-03-01
    listed $123,700
16. 2016-03-01
    listed $123,700
17. 2009-04-20
    soldstatus $130,000
18. 2009-04-17
    soldstatus $130,000
19. 2009-01-26
    historical
20. 2008-10-10
    listed $143,900
21. 2008-09-02
    historical
22. 2008-06-30
    historical
23. 2008-01-28
    listed $143,900
24. 2008-01-28
    listed $143,900
25. 2007-12-31
    historical
26. 2007-07-18
    listed $147,900
27. 2006-08-17
    soldstatus $126,900
28. 2006-08-15
    soldstatus $126,900
29. 2006-06-21
    historical
30. 2006-06-05
    listed $129,900

ⓘ 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: $3,986 · $332/mo
• Projected year-2 tax: $4,205 · $350/mo
• Expected delta: +$219/yr (+$18/mo · 5.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$15,684
• − Property taxes: −$3,986
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,145
• Taxable income: $6,064
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $8,718/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — Denver

• Score: 73/100
• State rank: #592
• US rank: #5643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denver, PA
• Population (ZIP): 15,045

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · German/W. Germanic 4% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -109.05%
• Current HPI: 262.8646
• 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

+115.6% since first listed

29 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-15 Listed $280,000 BRIGHT MLS
• 2026-05-11 Coming Soon $280,000 BRIGHT MLS
• 2023-07-17 Sold (Public Records) $235,000 Public Records
• 2023-07-14 Sold (MLS) $235,000 BRIGHT MLS
• 2023-06-12 Pending — BRIGHT MLS
• 2023-06-12 Price Changed $235,000 BRIGHT MLS
• 2023-06-09 Listed $199,900 BRIGHT MLS
• 2023-06-08 Coming Soon $199,900 BRIGHT MLS
• 2020-11-05 Listing Removed — BRIGHT MLS
• 2020-10-16 Listed $120,000 BRIGHT MLS
• 2016-08-31 Listing Removed — BRIGHT MLS
• 2016-08-31 Listing Removed — BRIGHT MLS
• 2016-03-01 Listed $123,700 BRIGHT MLS
• 2016-03-01 Listed $123,700 BRIGHT MLS
• 2009-04-20 Sold (Public Records) $130,000 Public Records
• 2009-04-17 Sold (MLS) $130,000 BRIGHT MLS
• 2009-01-26 Listing Removed — BRIGHT MLS
• 2008-10-10 Listed $143,900 BRIGHT MLS
• 2008-09-02 Listing Removed — BRIGHT MLS
• 2008-06-30 Listing Removed — BRIGHT MLS
• 2008-01-28 Listed $143,900 BRIGHT MLS
• 2008-01-28 Listed $143,900 BRIGHT MLS
• 2007-12-31 Listing Removed — BRIGHT MLS
• 2007-07-18 Listed $147,900 BRIGHT MLS
• 2006-08-17 Sold (Public Records) $126,900 Public Records
• 2006-08-15 Sold (MLS) $126,900 BRIGHT MLS
• 2006-06-21 Listing Removed — BRIGHT MLS
• 2006-06-05 Listed $129,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $3,986 · +5.7% YoY. Source: county tax records.