633 York St · York, PA 17403

$118,999

4 bd · 1.0 ba · 1,226 sqft · Townhouse public records · 37 Days on market

Built 1900 1,306 sqft lot $97/sqft · 11% below area Est $154k · 23% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD OWNED CASE#441-559768.UNINSURED, CASH, CONV, 203K. USE CAUTION!UTILITIES ARE OFF. BUYER RESPONSIBLE FOR ACTIVATING DEACTIVATING UTILITIES FOR INSPEC. APPRAISALS FOR FHA MORTGAGE IS COMPLETE, UTILITIES MUST BE ON FOR OTHER LENDERS APPR. BUYER PAYS 2% TRANSFER. NONCASH BUYER MUST BE PREAPPROVED PRIOR TO MAKE BID. OWNER OCC & SA BONUS ON WEB AT WWW. GOLDENFEATHER. COM. LD8/30/02|

Key facts

• Local park
• Nearby amenities
• Middle school

Tags

• CONVENIENT AREA
• WELL-CONNECTED AREA
• NEARBY AMENITIES
• LOCAL PARK
• MIDDLE SCHOOL
• GAS STATION

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Ground rent paid annually

Exterior

• Parking: Private parking; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone
• Construction: Brick construction; Shingle/asphalt roof; Other foundation; Above-grade and below-grade structures
• Exterior features: Level lot; Porch(es)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+4.4%/yr); 213 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $53k; list at $119k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 $115,429 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.24% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (median comp): $153,717
• List price: $118,999
• Delta: -22.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Wallace St	0.27mi	3/1.0 (-1)	1,220 (-0%)	0mo	$130,000	$107	81
715 E Clarke Ave	0.28mi	3/1.0 (-1)	1,182 (-4%)	1mo	$65,000	$55	75
307 E Walnut St	0.41mi	3/1.0 (-1)	1,265 (+3%)	1mo	$152,000	$120	70
225 N Pine St	0.41mi	3/1.0 (-1)	1,182 (-4%)	2mo	$37,500	$32	68
227 N Pine St	0.41mi	3/1.0 (-1)	1,182 (-4%)	2mo	$37,500	$32	68
430 E Walnut St	0.25mi	3/1.0 (-1)	1,368 (+12%)	0mo	$132,000	$96	64
1151 E King St	0.71mi	4/1.5	1,228 (+0%)	2mo	$196,000	$160	63
926 E Market St	0.46mi	3/1.0 (-1)	1,158 (-6%)	2mo	$155,000	$134	63
219 S Albemarle St	0.68mi	3/1.0 (-1)	1,280 (+4%)	1mo	$142,000	$111	55
917 N Pine St	0.67mi	3/1.0 (-1)	1,160 (-5%)	0mo	$161,000	$139	55
203 Fulton St	0.50mi	3/1.0 (-1)	1,104 (-10%)	0mo	$174,000	$158	55
1147 E King St	0.71mi	4/1.0	1,394 (+14%)	2mo	$186,000	$133	42

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-1,839
• Equity at exit: $17,743

10-year hold

• IRR: 9.9%
• Equity multiple: 1.82×
• Total profit: $27,401
• Equity at exit: $10,289

Cash invested: $33,320 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$624
• Tax from tax record: −$250 /mo · $2,998/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $239

Break-even live

Break-even rent $1,169

Max offer price $118,999

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.13mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	20d	1	0.23mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	43d	1	0.26mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	0.36mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	0.48mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	13d	1	0.62mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	0.87mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	13d	1	0.87mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	13d	1	0.89mi
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	20d	1	0.90mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	43d	1	0.92mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	43d	1	1.04mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	43d	1	1.05mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	13d	1	1.05mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	20d	1	1.09mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	13d	1	1.10mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	43d	1	1.11mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	1.12mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	20d	1	1.18mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	13d	1	1.28mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	13d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $118,999 Active 37 DOM
2. 2026-06-17
   days on market $118,999 Active 36 DOM
3. 2026-06-16
   days on market $118,999 Active 35 DOM
4. 2026-06-15
   days on market $118,999 Active 34 DOM
5. 2026-06-14
   days on market $118,999 Active 32 DOM
6. 2026-06-13
   days on market $118,999 Active 31 DOM
7. 2026-06-10
   days on market $118,999 Active 29 DOM
8. 2026-06-09
   days on market $118,999 Active 28 DOM
9. 2026-06-08
   days on market $118,999 Active 27 DOM
10. 2026-06-07
    days on market $118,999 Active 26 DOM
11. 2026-06-03
    days on market $118,999 Active 22 DOM
12. 2026-06-03
    price $118,999 Active 21 DOM
13. 2026-06-02
    days on market $119,000 Active 21 DOM
14. 2026-06-01
    days on market $119,000 Active 20 DOM
15. 2026-05-31
    days on market $119,000 Active 19 DOM
16. 2026-05-30
    days on market $119,000 Active 18 DOM
17. 2026-05-12
    listed $119,000 Active 476-char remark
18. 2004-05-06
    soldstatus $53,000
19. 2002-10-09
    soldstatus $29,000 389-char remark

    Show marketing remark (389 chars)

    HUD OWNED CASE#441-559768.UNINSURED, CASH, CONV, 203K. USE CAUTION!UTILITIES ARE OFF. BUYER RESPONSIBLE FOR ACTIVATING DEACTIVATING UTILITIES FOR INSPEC. APPRAISALS FOR FHA MORTGAGE IS COMPLETE, UTILITIES MUST BE ON FOR OTHER LENDERS APPR. BUYER PAYS 2% TRANSFER. NONCASH BUYER MUST BE PREAPPROVED PRIOR TO MAKE BID. OWNER OCC & SA BONUS ON WEB AT WWW. GOLDENFEATHER. COM. LD8/30/02|

20. 2002-09-09
    historical 389-char remark

    Show marketing remark (389 chars)

    HUD OWNED CASE#441-559768.UNINSURED, CASH, CONV, 203K. USE CAUTION!UTILITIES ARE OFF. BUYER RESPONSIBLE FOR ACTIVATING DEACTIVATING UTILITIES FOR INSPEC. APPRAISALS FOR FHA MORTGAGE IS COMPLETE, UTILITIES MUST BE ON FOR OTHER LENDERS APPR. BUYER PAYS 2% TRANSFER. NONCASH BUYER MUST BE PREAPPROVED PRIOR TO MAKE BID. OWNER OCC & SA BONUS ON WEB AT WWW. GOLDENFEATHER. COM. LD8/30/02|

21. 2002-08-30
    listed $32,000 389-char remark

    Show marketing remark (389 chars)

    HUD OWNED CASE#441-559768.UNINSURED, CASH, CONV, 203K. USE CAUTION!UTILITIES ARE OFF. BUYER RESPONSIBLE FOR ACTIVATING DEACTIVATING UTILITIES FOR INSPEC. APPRAISALS FOR FHA MORTGAGE IS COMPLETE, UTILITIES MUST BE ON FOR OTHER LENDERS APPR. BUYER PAYS 2% TRANSFER. NONCASH BUYER MUST BE PREAPPROVED PRIOR TO MAKE BID. OWNER OCC & SA BONUS ON WEB AT WWW. GOLDENFEATHER. COM. LD8/30/02|

22. 1998-02-17
    soldstatus $55,500
23. 1994-11-01
    soldstatus $48,900

ⓘ 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: $2,998 · $250/mo
• Projected year-2 tax: $2,998 · $250/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,656
• − Mortgage interest: −$6,666
• − Property taxes: −$2,998
• − Insurance: −$595
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,462
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,600/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): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Arabic 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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• 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

+143.4% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $118,999 BRIGHT MLS
• 2026-05-12 Listed $119,000 BRIGHT MLS
• 2004-05-06 Sold (Public Records) $53,000 Public Records
• 2002-10-09 Sold (MLS) $29,000 BRIGHT MLS
• 2002-09-09 Listing Removed — BRIGHT MLS
• 2002-08-30 Listed $32,000 BRIGHT MLS
• 1998-02-17 Sold (Public Records) $55,500 Public Records
• 1994-11-01 Sold (Public Records) $48,900 Public Records

Property tax history

+0.8%/yr

Latest (2026): $2,998 · +1.6% YoY. Source: county tax records.