55 E Cottage Pl · York, PA 17401

$174,900

4 bd · 1.0 ba · 2,016 sqft · Townhouse public records · 14 Days on market

Built 1916 2,361 sqft lot Est $198k · 11% under

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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 +15.6/30.0
• ARV discount +12.7/15.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT CITY LOCATION for this 2000 square foot townhome. A vestibule entry of yesteryear greats you as you enter this four to five bedroom home. A generous sized kitchen with more than ample countertop space, a separate dining room and living room complete the first floor. With all three levels finished, you won't be short on space. The unfinished basement offers storage space as well as connections for your washer and dryer. The home is heated with natural gas forced air heat and has central air conditioning. If you like being outside, you can enjoy a covered front porch, a rear deck off of the kitchen or a 2nd floor balcony accessed through bedroom #3. Parking is not a worry with 2 off-street spaces accessed by an alley at the rear of the home. Schedule a visit today!

Key facts

• 2 parking spots
• Built 1916
• Listed 14 days

Property features AI

Exterior

• Parking: Two off-street parking spaces; On-street parking available; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heat and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Other foundation; Above-grade and below-grade other structures
• Exterior features: Not in a federal flood zone

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Living room; Dining room; Interior access to basement; Unfinished 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 $72 ($867/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 $154k (12.2% below list).
• Recommended offer: $154k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+6.4%/yr); 63 active listings in the ZIP; 22 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; lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask is 77% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $153,606 (12.2% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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 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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $197,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 S Duke St	0.08mi	4/1.5	1,992 (-1%)	4mo	$168,000	$84	89
217 E Cottage Pl	0.18mi	5/1.5 (+1)	2,011 (-0%)	1mo	$210,000	$104	83
240 Harding Ct	0.27mi	3/1.5 (-1)	1,880 (-7%)	1mo	$207,900	$111	68
117 S Pine St	0.57mi	5/1.0 (+1)	2,040 (+1%)	2mo	$174,000	$85	65
442 E Prospect St	0.52mi	5/1.5 (+1)	1,926 (-4%)	0mo	$189,000	$98	61
316 E King St	0.61mi	5/1.5 (+1)	2,124 (+5%)	3mo	$185,000	$87	53
249 E Princess St	0.50mi	4/1.5	1,741 (-14%)	0mo	$189,900	$109	52
292 W Cottage Pl	0.48mi	5/2.0 (+1)	1,812 (-10%)	3mo	$189,995	$105	49
608 S Pershing Ave	0.33mi	4/3.5	2,280 (+13%)	4mo	$180,000	$79	49
827 Virginia Ave	0.74mi	4/1.0	1,824 (-10%)	2mo	$195,000	$107	48
254 W Maple St	0.43mi	3/2.0 (-1)	1,740 (-14%)	5mo	$145,000	$83	44
350 E Poplar St	0.59mi	5/1.0 (+1)	1,740 (-14%)	2mo	$125,000	$72	43

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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-18,376
• Equity at exit: $26,078

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $13,527
• Equity at exit: $15,122

Cash invested: $48,972 (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 17401

• Home prices YoY: -16.5%
• Rents YoY: 6.4%
• Active inventory: 63
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$917
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $72

Break-even live

Break-even rent $1,445

Max offer price $174,900

Occupancy floor 90%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	0.16mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	0.24mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	0.33mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.75mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	0.79mi
540 Dallas St Apt 2 York, PA	3.0	1.0	1924	$1,225	$0.64	14d	1	0.85mi
511 E Philadelphia St Unit 2 York, PA	3.0	1.0	2194	$895	$0.41	44d	1	0.99mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	44d	1	1.02mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	1.06mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	1.08mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	14d	1	1.12mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	1.15mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	14d	1	1.17mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	44d	1	1.18mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	44d	1	1.18mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	44d	1	1.21mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	1.22mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	1.23mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	1.26mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	44d	1	1.28mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	44d	1	1.31mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	1.32mi

Listing history 14 events

1. 2026-06-18
   days on market $174,900 Active 14 DOM
2. 2026-06-17
   days on market $174,900 Active 13 DOM
3. 2026-06-16
   days on market $174,900 Active 12 DOM
4. 2026-06-15
   days on market $174,900 Active 11 DOM
5. 2026-06-14
   days on market $174,900 Active 9 DOM
6. 2026-06-13
   days on market $174,900 Active 8 DOM
7. 2026-06-10
   days on market $174,900 Active 6 DOM
8. 2026-06-09
   days on market $174,900 Active 5 DOM
9. 2026-06-08
   days on market $174,900 Active 4 DOM
10. 2026-06-07
    statusdays on market $174,900 Active 3 DOM
11. 2026-06-03
    days on market $174,900 Coming Soon 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    listed $174,900 Coming Soon 1 DOM

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $2,289 · $191/mo
• Expected delta: +$474/yr (+$40/mo · 26.1%)

ⓘ 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 ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,433
• − Mortgage interest: −$9,797
• − Property taxes: −$1,815
• − Insurance: −$874
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$5,088
• Taxable loss: −$2,091
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,368/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): 18,570
• Household income: $42,826
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 1360.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 31% Black 24% Two or more races 15%
• Hispanic origin (detail): Mexican 5% Puerto Rican 22% Dominican 10%
• Common ancestry: Romanian 2% Hispanic 1% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% French/Haitian/Cajun 2%

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: ▼ -63.82%
• Current HPI: 323.5537
• Rent YoY: ▲ 6.37%
• 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

+192.0% since first listed

12 events — show timeline

• 2026-06-02 Coming Soon $174,900 BRIGHT MLS
• 2022-05-25 Sold (Public Records) $95,000 Public Records
• 2022-05-06 Sold (MLS) $95,000 BRIGHT MLS
• 2022-04-10 Pending — BRIGHT MLS
• 2022-03-21 Listed $99,000 BRIGHT MLS
• 2015-10-12 Sold (MLS) $40,000 BRIGHT MLS
• 2015-08-29 Listing Removed — BRIGHT MLS
• 2015-06-05 Listed $49,900 BRIGHT MLS
• 2013-09-07 Listing Removed — BRIGHT MLS
• 2013-03-07 Listed $59,900 BRIGHT MLS
• 2013-03-04 Listing Removed — BRIGHT MLS
• 2012-09-04 Listed $59,900 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $1,815 · +0.9% YoY. Source: county tax records.