1616 W Philadelphia St · West York, PA 17404

$179,000

3 bd · 1.0 ba · 1,404 sqft · MultiFamily public records · 3 Days on market

Built 1925 2,178 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 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 MLS

HUD OWNED. CASE#441-587187. ALL BIDS & PROPERTY AVAILABILITY THRU THE R INTERNET WWW. GOLDENFEATHER. COM. INSURED W/ REPAIR ESCROW OF 1155.00 FOR FHA 203B FINANCING. SOLD AS IS. NONCASH BUYERS MUST HAVE WRITTEN PRE- APPROVAL PRIOR TO MAKING BID. BUYER PAYS ALL TRANSFER TAX(2%). LAST SOLD IN 1998 FOR 80,000. GREAT BUY IN WEST YORK. |

Key facts

• Garage
• Built 1925
• Listed 3 days

Property features AI

Exterior

• Parking: Detached side-entry garage (1 space); On-street parking
• Utilities: Public water; Public sewer; Electric for cooling and hot water; Natural gas heating
• Home design: Semi-detached property; Estimated year built
• Construction: Brick construction; Asphalt shingle roof; Block foundation; Garage structure
• Exterior features: Level lot; Wood fencing; Other exterior features

Interior

• Bedrooms: 2 bedrooms on the upper level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms (both on the upper level)
• Heating & cooling: Forced air heating; Window air conditioning units; Electric hot water
• Interior features: Formal separate dining room; Full poured concrete basement; Accessible doors 32+ inches wide
• Laundry & utility: Laundry on upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 15.2% vs local median 3.8% in West 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 74/100 on livability (#488 in PA, #4,486 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• West York Area SD (suburban): math 29% / reading 45% proficiency, ranked #379 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $3,314/mo this rent would consume 51% of the median local household income ($79k/yr) (locally 722% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $62k; list at $179k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $179,000

Questions for the listing agent

1. Built in 1925 — 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 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: 1.85% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.79%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.34×
• Total profit: $67,293
• Equity at exit: $26,689

10-year hold

• IRR: 39.7%
• Equity multiple: 5.37×
• Total profit: $219,081
• Equity at exit: $15,477

Cash invested: $50,120 (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 17404

• Rents YoY: 6.4%
• Active inventory: 249
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $3,314 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $1,328

Break-even live

Break-even rent $1,633

Max offer price $179,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$3,315
Total (3 units)			$3,314

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	21d	1	0.12mi
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	21d	1	0.32mi
50 S Highland Ave York, PA	2.0–3.0	1.0–1.5	1015	$1,394	$1.37	13d	1	0.35mi
1559 W King St Unit 2 West York, PA	3.0	1.0	1020	$1,250	$1.23	13d	1	0.38mi
101 N Forrest St York, PA	3.0	1.0	1340	$1,695	$1.26	21d	1	0.62mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	13d	1	0.79mi
200 Weldon Dr York, PA	1.0–2.0	1.0–2.0	993	$1,800	$1.81	13d	10	0.86mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	13d	1	0.94mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	1.09mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	1.13mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	43d	1	1.18mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	13d	1	1.19mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	21d	1	1.24mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	13d	1	1.27mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	1.34mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	13d	1	1.37mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	43d	1	1.40mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	13d	1	1.40mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	43d	1	1.44mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   listed $179,000 Active
3. 2026-04-24
   historical $179,000
4. 2002-01-04
   soldstatus $62,000
5. 2001-12-13
   soldstatus $62,000 340-char remark

   Show marketing remark (340 chars)

   HUD OWNED. CASE#441-587187. ALL BIDS & PROPERTY AVAILABILITY THRU THE R INTERNET WWW. GOLDENFEATHER. COM. INSURED W/ REPAIR ESCROW OF 1155.00 FOR FHA 203B FINANCING. SOLD AS IS. NONCASH BUYERS MUST HAVE WRITTEN PRE- APPROVAL PRIOR TO MAKING BID. BUYER PAYS ALL TRANSFER TAX(2%). LAST SOLD IN 1998 FOR 80,000. GREAT BUY IN WEST YORK. |

6. 2001-11-13
   historical 340-char remark

   Show marketing remark (340 chars)

   HUD OWNED. CASE#441-587187. ALL BIDS & PROPERTY AVAILABILITY THRU THE R INTERNET WWW. GOLDENFEATHER. COM. INSURED W/ REPAIR ESCROW OF 1155.00 FOR FHA 203B FINANCING. SOLD AS IS. NONCASH BUYERS MUST HAVE WRITTEN PRE- APPROVAL PRIOR TO MAKING BID. BUYER PAYS ALL TRANSFER TAX(2%). LAST SOLD IN 1998 FOR 80,000. GREAT BUY IN WEST YORK. |

7. 2001-11-02
   listed $63,000 340-char remark

   Show marketing remark (340 chars)

   HUD OWNED. CASE#441-587187. ALL BIDS & PROPERTY AVAILABILITY THRU THE R INTERNET WWW. GOLDENFEATHER. COM. INSURED W/ REPAIR ESCROW OF 1155.00 FOR FHA 203B FINANCING. SOLD AS IS. NONCASH BUYERS MUST HAVE WRITTEN PRE- APPROVAL PRIOR TO MAKING BID. BUYER PAYS ALL TRANSFER TAX(2%). LAST SOLD IN 1998 FOR 80,000. GREAT BUY IN WEST YORK. |

8. 1998-12-14
   soldstatus $80,000 300-char remark

   Show marketing remark (300 chars)

   NOTE SEWER COST ALSO INCLUDES GARBAGE. GREAT PROPERTY. BEAUTIFUL HARDWOOD FLOORS IN LR & DR. BRIGHT AND CHEERIE KITCHEN. BACK DOOR LEADS TO FENCED YARD. NEW BERBER CARPET IN 2 BEDROOMS. FALL ATTIC, GREAT STORAGE. REC ROOM ON LOWER LEVEL, NEW FURNACE, 100 AMP ELECTRIC SERVICE. PLUS MUCH MORE. |

9. 1998-11-14
   historical 300-char remark

   Show marketing remark (300 chars)

   NOTE SEWER COST ALSO INCLUDES GARBAGE. GREAT PROPERTY. BEAUTIFUL HARDWOOD FLOORS IN LR & DR. BRIGHT AND CHEERIE KITCHEN. BACK DOOR LEADS TO FENCED YARD. NEW BERBER CARPET IN 2 BEDROOMS. FALL ATTIC, GREAT STORAGE. REC ROOM ON LOWER LEVEL, NEW FURNACE, 100 AMP ELECTRIC SERVICE. PLUS MUCH MORE. |

10. 1998-11-03
    listed $79,900 300-char remark

    Show marketing remark (300 chars)

    NOTE SEWER COST ALSO INCLUDES GARBAGE. GREAT PROPERTY. BEAUTIFUL HARDWOOD FLOORS IN LR & DR. BRIGHT AND CHEERIE KITCHEN. BACK DOOR LEADS TO FENCED YARD. NEW BERBER CARPET IN 2 BEDROOMS. FALL ATTIC, GREAT STORAGE. REC ROOM ON LOWER LEVEL, NEW FURNACE, 100 AMP ELECTRIC SERVICE. PLUS MUCH MORE. |

11. 1995-06-26
    soldstatus $72,900

ⓘ 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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,768
• − Mortgage interest: −$10,027
• − Property taxes: −$3,325
• − Insurance: −$895
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − Depreciation: −$5,207
• Taxable income: $13,951
• Est. tax owed @ 24.0%: −$3,348
• After-tax cash flow: $12,584/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: West York Area SD
• NCES district ID: 4225980
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $54,375
• Composite: 32.36/100
• National rank: #5736
• State rank: #379 of 539 in PA

Livability — West York

• Score: 74/100
• State rank: #488
• US rank: #4486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West York, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+145.5% since first listed

11 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-28 Listed $179,000 BRIGHT MLS
• 2026-04-24 Coming Soon $179,000 BRIGHT MLS
• 2002-01-04 Sold (Public Records) $62,000 Public Records
• 2001-12-13 Sold (MLS) $62,000 BRIGHT MLS
• 2001-11-13 Listing Removed — BRIGHT MLS
• 2001-11-02 Listed $63,000 BRIGHT MLS
• 1998-12-14 Sold (MLS) $80,000 BRIGHT MLS
• 1998-11-14 Listing Removed — BRIGHT MLS
• 1998-11-03 Listed $79,900 BRIGHT MLS
• 1995-06-26 Sold (Public Records) $72,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,325 · +5.7% YoY. Source: county tax records.