2485 Robert Fulton Hwy · Fulton, PA 17563

$500,000

4 bd · 3.5 ba · 3,152 sqft · MultiFamily public records · 41 Days on market

Built 1875 0.70 ac lot

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +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

This property will be offered at Public Auction on Tuesday, June 23, 2026 @ 6pm. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This three-unit property offers a versatile layout with strong income or multi-use potential. The main unit features a functional first floor with a comfortable living room, an eat-in kitchen, a laundry room, and a half bathroom. The second floor includes two bedrooms, a full bathroom, and pull-down access to the attic. The basement is currently unfinished with a dirt floor, providing additional storage space. An attached shop ar

Key facts

• Three unit property
• Versatile layout
• Multi use potential

Tags

• THREE UNIT PROPERTY
• VERSATILE LAYOUT
• STRONG INCOME POTENTIAL
• MULTI USE POTENTIAL
• FUNCTIONAL FIRST FLOOR
• COMFORTABLE LIVING ROOM

Property features AI

Finance

• Financial info: Fee simple ownership; Gross income reported from apartment rentals: $9,760; Total actual rent reported: $17,400; Operating expenses include trash and insurance; Other expense listed: $6,112; Insurance expense: $1,128; Trash expense: $400

Exterior

• Parking: Driveway parking (4 spaces total)
• Utilities: Well water; On-site septic; Electric power; Municipal trash service
• Home design: Detached property; 2 stories
• Construction: Frame, metal siding, and brick construction; Metal roof; Permanent foundation; Built year per assessor
• Exterior features: Porch(es); Above-grade and below-grade outdoor structures

Interior

• Kitchen: Dishwasher; Electric range/oven; Range hood; Refrigerator
• Bedrooms: Three 2-bedroom units: two one-bedroom units and one two-bedroom unit (multi-unit property)
• Flooring: Carpet
• Bathrooms: Includes tub/shower combinations
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: Second kitchen; Attic; Tub with shower; Ceiling fans; Combination dining and living area; Eat-in kitchen
• Laundry & utility: No furnished units listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $440k (11.9% below list).
• Recommended offer: $440k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clermont El Sch (math 35% / reading 53%, grade F, #858 of 1,518 statewide, top 57%, 409 students, 44% FRL); Swift Ms (math 20% / reading 60%, grade F, #257 of 512 statewide, top 52%, 338 students, 40% FRL); Solanco Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,081 students, 35% FRL).
• Market conditions: 10 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $440,300 (11.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.5

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-63,269
• Equity at exit: $74,552

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-32,489
• Equity at exit: $43,231

Cash invested: $140,000 (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 17563

• Home prices YoY: -7.7%
• Active inventory: 10
• Price-to-rent: 28.7×

Monthly cashflow live

• Estimated rent: $4,403 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$368 /mo · $4,414/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $280

Break-even live

Break-even rent $4,048

Max offer price $500,000

Occupancy floor 89%

Sensitivity live

Price	-10% $563	-5% $422	+0% $280	+5% $139	+10% $-3
Rent	-10% $-68	-5% $106	+0% $280	+5% $454	+10% $628
Rate	-1.0pp $532	-0.5pp $407	base $280	+0.5pp $151	+1.0pp $19

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,900
1× unit	1	0.5	$1,503
Total (3 units)			$4,403

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $500,000 Active 41 DOM
2. 2026-06-18
   days on market $500,000 Active 38 DOM
3. 2026-06-17
   days on market $500,000 Active 37 DOM
4. 2026-06-16
   days on market $500,000 Active 36 DOM
5. 2026-06-15
   days on market $500,000 Active 35 DOM
6. 2026-06-14
   days on market $500,000 Active 33 DOM
7. 2026-06-13
   days on market $500,000 Active 32 DOM
8. 2026-06-10
   days on market $500,000 Active 30 DOM
9. 2026-06-09
   days on market $500,000 Active 29 DOM
10. 2026-06-08
    days on market $500,000 Active 28 DOM
11. 2026-06-07
    days on market $500,000 Active 27 DOM
12. 2026-06-03
    days on market $500,000 Active 23 DOM
13. 2026-06-02
    days on market $500,000 Active 22 DOM
14. 2026-06-01
    days on market $500,000 Active 21 DOM
15. 2026-05-31
    days on market $500,000 Active 20 DOM
16. 2026-05-30
    days on market $500,000 Active 19 DOM
17. 2026-05-11
    listed $500,000 Active 1161-char remark

ⓘ 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: $4,414 · $368/mo
• Projected year-2 tax: $6,157 · $513/mo
• Expected delta: +$1,743/yr (+$145/mo · 39.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,836
• − Mortgage interest: −$28,008
• − Property taxes: −$4,414
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,227
• − Management: −$4,227
• − Depreciation: −$14,545
• Taxable loss: −$5,085
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $4,582/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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,806

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 12%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11%
• Common ancestry: Iranian 5% Polish 5% Romanian 4%
• Foreign-born: 1%
• Languages at home: 73% English-only · German/W. Germanic 22% Spanish 4%

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: ▼ -23.35%
• Current HPI: 278.1684
• 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

1 event — show timeline

• 2026-05-11 Listed $500,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2026): $4,414 · +5.0% YoY. Source: county tax records.