818 Wallace St · York, PA 17403

$130,000

3 bd · 1.0 ba · 1,220 sqft · Townhouse public records · 1 Days on market

Built 1900 1,512 sqft lot Est $146k · 11% 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 +20.7/30.0
• ARV discount +12.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• 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

Property is being sold “as is. ” An excellent opportunity for new or low-risk investors seeking a buy-and-hold asset.

Key facts

• Built 1900

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached property; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Baseboard hot water heating; Natural gas heating and hot water
• Interior features: Basement with shelving; Living area measurement sourced from assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.9% 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; 33 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: 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 $130,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.08% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $146,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Wallace St	0.00mi	3/1.0	1,220 (0%)	0mo	$130,000	$107	100
715 E Clarke Ave	0.17mi	3/1.0	1,182 (-3%)	1mo	$65,000	$55	86
926 E Market St	0.21mi	3/1.0	1,158 (-5%)	2mo	$155,000	$134	80
219 S Albemarle St	0.44mi	3/1.0	1,280 (+5%)	1mo	$142,000	$111	71
1151 E King St	0.44mi	4/1.5 (+1)	1,228 (+1%)	2mo	$196,000	$160	70
307 E Walnut St	0.63mi	3/1.0	1,265 (+4%)	1mo	$152,000	$120	64
225 N Pine St	0.64mi	3/1.0	1,182 (-3%)	2mo	$37,500	$32	63
203 Fulton St	0.48mi	3/1.0	1,104 (-10%)	0mo	$174,000	$158	62
430 E Walnut St	0.43mi	3/1.0	1,368 (+12%)	0mo	$132,000	$96	59
450 E Walnut St	0.40mi	3/1.0	1,040 (-15%)	1mo	$85,000	$82	56
1147 E King St	0.44mi	4/1.0 (+1)	1,394 (+14%)	2mo	$186,000	$133	49
1409 4th Ave	0.74mi	3/1.0	1,088 (-11%)	0mo	$180,000	$165	47

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,802
• Equity at exit: $19,383

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $16,389
• Equity at exit: $11,240

Cash invested: $36,400 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$682
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $176

Break-even live

Break-even rent $1,176

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	44d	1	0.11mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.14mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	0.22mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	13d	1	0.26mi
606 E Market St Unit 1STFLRREAR York, PA	2.0	1.0	700	$925	$1.32	13d	1	0.36mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.44mi
728 E Princess St Apt 3 York, PA	2.0	1.0	822	$995	$1.21	44d	1	0.46mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	13d	1	0.69mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	0.71mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	13d	1	0.79mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	13d	1	0.83mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	13d	1	0.87mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	13d	1	0.88mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	44d	1	0.93mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	13d	1	0.95mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	0.97mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	13d	1	0.98mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	1.02mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	13d	1	1.11mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	13d	1	1.12mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	1.14mi
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	21d	1	1.14mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	1.15mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	1.17mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	1.17mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.18mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	44d	1	1.19mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	1.37mi
104 Camelot Arms York, PA	1.0–2.0	1.0–2.0	1073	$1,973	$1.84	13d	15	1.39mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	1.42mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	21d	1	1.42mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	44d	1	1.42mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	13d	1	1.49mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   listed $130,000 Active
3. 2022-02-25
   soldstatus $400,000
4. 1991-06-12
   soldstatus $19,000

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,315 · $193/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: $16,776
• − Mortgage interest: −$7,282
• − Property taxes: −$2,315
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,782
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,092/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

+584.2% since first listed

4 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-28 Listed $130,000 BRIGHT MLS
• 2022-02-25 Sold (Public Records) $400,000 Public Records
• 1991-06-12 Sold (Public Records) $19,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,315 · +0.9% YoY. Source: county tax records.