614 Saint Joseph St · Lancaster, PA 17603

$175,000

4 bd · 1.0 ba · 1,520 sqft · Townhouse public records · 4 Days on market

Built 1870 1,307 sqft lot Est $234k · 25% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL LISTING OFFICE AT 717-393-1311 FOR ALL SHOWINGS. SOLD 'AS IS'. BUYER PAYS ALL TRANSFER TAXES. BUYER MUST PROVIDE PROOF OF FUNDS TO CLOSE. FREDDIE MAC ADDENDUMS TO BE APPROVED BY BUYER AFTER ACCEPTANCE OF STANDARD A. O. S. SELLER WILL PAY UP TO 3.5% FOR CLOSING COSTS AND PROVIDE 2 YEAR HOME WARRANTY FOR OWNER OCCUPANT BUYERS. HOME WARRANTY EXCLUDES PRE-EXISTING CONDITIONS THAT MAY EXIST

Key facts

• Built 1870
• Listed 4 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas heating and hot water
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick and masonry construction; Stone foundation; Year built recorded by assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Unfinished walkout basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.1% vs local median 4.2% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Lancaster SD (urban): math 12% / reading 25% proficiency, ranked #500 of 539 in PA (top 93%) — 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 flat; 292 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $175k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — 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 $175,000

Questions for the listing agent

1. Built in 1870 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $234,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 High St	0.10mi	4/1.5	1,554 (+2%)	2mo	$182,000	$117	88
614-1/2 Lafayette St	0.13mi	4/1.5	1,482 (-2%)	0mo	$252,500	$170	88
614 Saint Joseph St	0.00mi	4/1.5	1,632 (+7%)	0mo	$184,000	$113	86
529 Poplar St	0.07mi	4/2.5	1,560 (+3%)	1mo	$283,000	$181	85
39 W Farnum St	0.38mi	4/1.0	1,564 (+3%)	0mo	$135,000	$86	77
114 N Charlotte St	0.45mi	4/1.5	1,492 (-2%)	0mo	$345,000	$231	74
108 S Pearl St	0.46mi	3/1.5 (-1)	1,497 (-2%)	1mo	$230,000	$154	68
517 Saint Joseph St	0.10mi	5/1.5 (+1)	1,698 (+12%)	1mo	$215,000	$127	68
519 3rd St	0.23mi	3/2.0 (-1)	1,636 (+8%)	1mo	$215,000	$131	66
524 Locust St	0.53mi	4/1.0	1,444 (-5%)	1mo	$213,000	$148	66
240 Coral St	0.32mi	3/2.0 (-1)	1,361 (-10%)	1mo	$291,000	$214	58
235 Howard Ave	0.68mi	3/2.0 (-1)	1,327 (-13%)	1mo	$259,900	$196	37

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 · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-16,173
• Equity at exit: $26,093

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-10,417
• Equity at exit: $15,131

Cash invested: $49,000 (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 17603

• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$918
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $264

Break-even live

Break-even rent $1,532

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Saint Joseph St Lancaster, PA	4.0	2.0	1523	$1,695	$1.11	44d	1	0.02mi
513 Poplar St Lancaster, PA	3.0	1.5	1184	$1,695	$1.43	44d	1	0.08mi
529 Manor St Lancaster, PA	3.0	1.0	1434	$1,635	$1.14	14d	1	0.19mi
214 W Strawberry St Lancaster, PA	3.0	1.0	1175	$1,345	$1.14	21d	1	0.24mi
741 Manor St Lancaster, PA	3.0	1.0	1200	$1,695	$1.41	44d	1	0.30mi
40 Fairview Ave Lancaster, PA	3.0	1.0	1152	$1,700	$1.48	14d	1	0.33mi
49 W Farnum St Lancaster, PA	3.0	1.0	1820	$1,650	$0.91	44d	1	0.35mi
345 1/2 Beaver St Lancaster, PA	4.0	1.0	1382	$2,095	$1.52	44d	1	0.40mi
14 Coral St Lancaster, PA	3.0	1.5	1355	$1,525	$1.13	44d	1	0.41mi
549 Howard Ave Lancaster, PA	4.0	1.0	1439	$1,700	$1.18	44d	1	0.46mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	14d	1	0.48mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$4,703	$3.69	14d	48	0.53mi
611 S West End Ave Lancaster, PA	4.0	1.5	1589	$1,800	$1.13	14d	1	0.61mi
537 Woodward St Lancaster, PA	3.0	2.0	1288	$1,650	$1.28	23d	1	0.67mi
337 W Lemon St Unit 2 Lancaster, PA	3.0	1.0	1588	$1,895	$1.19	14d	1	0.75mi
403 N Queen St Lancaster, PA	3.0	2.0	1950	$3,500	$1.79	14d	1	0.86mi
1121 Spring Grove Ave Lancaster, PA	4.0	2.0	1755	$2,200	$1.25	44d	1	0.91mi
520 W Frederick St Lancaster, PA	4.0	1.0	1713	$1,895	$1.11	44d	1	0.94mi
708 S Lime St Unit 3 Lancaster, PA	4.0	1.0	1742	$1,850	$1.06	44d	1	0.94mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	14d	1	0.96mi
101 Roselawn Ave Lancaster, PA	3.0	2.0	1166	$1,785	$1.53	14d	1	1.07mi
1330 Wabank Rd Lancaster, PA	1.0–3.0	1.0–2.5	1423	$2,062	$1.45	14d	21	1.09mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$3,720	$3.15	14d	1	1.11mi
204 Elmshire Dr Lancaster, PA	3.0	2.5	1364	$1,595	$1.17	44d	1	1.17mi
860 N Market St Lancaster, PA	3.0	2.0	1514	$1,850	$1.22	44d	1	1.29mi
270 Kentshire Dr Lancaster, PA	3.0	2.5	1512	$2,000	$1.32	44d	1	1.32mi
738 E Madison St Lancaster, PA	3.0	1.0	1102	$1,750	$1.59	44d	1	1.43mi
836 N Plum St Lancaster, PA	3.0	2.0	1602	$2,150	$1.34	14d	1	1.48mi

Listing history 11 events

1. 2026-06-08
   status $175,000 Pending 4 DOM
2. 2026-06-07
   statusdays on market $175,000 Active 4 DOM
3. 2026-06-03
   days on market $175,000 Coming Soon 5 DOM
4. 2026-06-02
   days on market $175,000 Coming Soon 4 DOM
5. 2026-06-01
   days on market $175,000 Coming Soon 3 DOM
6. 2026-05-31
   days on market $175,000 Coming Soon 2 DOM
7. 2026-05-29
   historical $175,000
8. 2009-08-21
   soldstatus $52,614 393-char remark

   Show marketing remark (393 chars)

   CALL LISTING OFFICE AT 717-393-1311 FOR ALL SHOWINGS. SOLD 'AS IS'. BUYER PAYS ALL TRANSFER TAXES. BUYER MUST PROVIDE PROOF OF FUNDS TO CLOSE. FREDDIE MAC ADDENDUMS TO BE APPROVED BY BUYER AFTER ACCEPTANCE OF STANDARD A. O. S. SELLER WILL PAY UP TO 3.5% FOR CLOSING COSTS AND PROVIDE 2 YEAR HOME WARRANTY FOR OWNER OCCUPANT BUYERS. HOME WARRANTY EXCLUDES PRE-EXISTING CONDITIONS THAT MAY EXIST

9. 2009-07-31
   historical 393-char remark

   Show marketing remark (393 chars)

   CALL LISTING OFFICE AT 717-393-1311 FOR ALL SHOWINGS. SOLD 'AS IS'. BUYER PAYS ALL TRANSFER TAXES. BUYER MUST PROVIDE PROOF OF FUNDS TO CLOSE. FREDDIE MAC ADDENDUMS TO BE APPROVED BY BUYER AFTER ACCEPTANCE OF STANDARD A. O. S. SELLER WILL PAY UP TO 3.5% FOR CLOSING COSTS AND PROVIDE 2 YEAR HOME WARRANTY FOR OWNER OCCUPANT BUYERS. HOME WARRANTY EXCLUDES PRE-EXISTING CONDITIONS THAT MAY EXIST

10. 2009-07-28
    listed $43,500 393-char remark

    Show marketing remark (393 chars)

    CALL LISTING OFFICE AT 717-393-1311 FOR ALL SHOWINGS. SOLD 'AS IS'. BUYER PAYS ALL TRANSFER TAXES. BUYER MUST PROVIDE PROOF OF FUNDS TO CLOSE. FREDDIE MAC ADDENDUMS TO BE APPROVED BY BUYER AFTER ACCEPTANCE OF STANDARD A. O. S. SELLER WILL PAY UP TO 3.5% FOR CLOSING COSTS AND PROVIDE 2 YEAR HOME WARRANTY FOR OWNER OCCUPANT BUYERS. HOME WARRANTY EXCLUDES PRE-EXISTING CONDITIONS THAT MAY EXIST

11. 1994-10-04
    soldstatus $70,000

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,701 · $225/mo
• Expected delta: +$64/yr (+$5/mo · 2.4%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,389
• − Mortgage interest: −$9,803
• − Property taxes: −$2,636
• − Insurance: −$875
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$5,091
• Taxable income: $402
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,067/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: Lancaster SD
• NCES district ID: 4213140
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $38,500
• Composite: 15.52/100
• National rank: #9301
• State rank: #500 of 539 in PA

Livability — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, PA
• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 67,571
• Household income: $77,084
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2557.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 1% Dominican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, India
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Chinese 1%

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: ▼ -508.78%
• Current HPI: 289.3324
• Rent YoY: ▲ 0.47%
• Metro: Lancaster, 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

+150.0% since first listed

5 events — show timeline

• 2026-05-29 Coming Soon $175,000 BRIGHT MLS
• 2009-08-21 Sold (MLS) $52,614 BRIGHT MLS
• 2009-07-31 Listing Removed — BRIGHT MLS
• 2009-07-28 Listed $43,500 BRIGHT MLS
• 1994-10-04 Sold (Public Records) $70,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,636 · +3.3% YoY. Source: county tax records.