951 E King St · York, PA 17403

$104,900

2 bd · 1.0 ba · 960 sqft · Townhouse public records · 10 Days on market

Built 1900 3,676 sqft lot Est $130k · 19% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• 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 MLS

COZY TOWNHOUSE W/ FAMILY KIT. COMBINATION, NEW CARPET IN 1ST FLOOR, LARGE YARD, OFF-STREET PARKING AND GREAT LOCATION. OWNER HAS NEVER OCCUPIED PROP AND HAS NO KNOWLEDGE OF UTILITY COSTS OR DISCLOSURE INFO. HEATING, PLUMBING & ELECTRICAL WILL BE IN WORKING ORDER AT SETTLEMENT. |

Key facts

• Built 1900
• Listed 10 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: End of row townhouse; Fee simple ownership
• Construction: Vinyl and aluminum siding; Block foundation; Built year sourced from assessor
• Exterior features: Not in a federal flood zone; No tidal water on the lot; Above grade and below grade structures

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Unfinished basement; Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $18k; list at $105k implies a 486% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.18% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Glen Pl	0.27mi	2/1.0	940 (-2%)	9mo	$110,000	$117	76
922 E Market St	0.08mi	3/1.0 (+1)	864 (-10%)	5mo	$32,000	$37	70
229 N Sherman St	0.33mi	2/1.0	1,024 (+7%)	8mo	$124,000	$121	67
1116 E King St	0.23mi	3/1.5 (+1)	1,024 (+7%)	5mo	$170,000	$166	67
450 E Walnut St	0.56mi	3/1.0 (+1)	1,040 (+8%)	1mo	$85,000	$82	54
368 E Philadelphia St	0.67mi	2/1.0	1,036 (+8%)	2mo	$120,000	$116	54
1409 4th Ave	0.48mi	3/1.0 (+1)	1,088 (+13%)	0mo	$180,000	$165	50
634 N Franklin St	0.65mi	3/1.5 (+1)	1,002 (+4%)	7mo	$184,900	$185	49
203 Fulton St	0.44mi	3/1.0 (+1)	1,104 (+15%)	0mo	$174,000	$158	49
630 Courtland St	0.63mi	3/1.0 (+1)	1,056 (+10%)	6mo	$147,900	$140	44
715 E Maple St	0.67mi	2/1.0	1,088 (+13%)	6mo	$147,000	$135	42
446 Wallace St	0.60mi	3/1.0 (+1)	1,092 (+14%)	7mo	$70,000	$64	38

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-7,024
• Equity at exit: $15,641

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $12,272
• Equity at exit: $9,070

Cash invested: $29,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$550
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $127

Break-even live

Break-even rent $1,072

Max offer price $104,900

Occupancy floor 85%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	43d	1	0.18mi
728 E Princess St Apt 3 York, PA	2.0	1.0	822	$995	$1.21	43d	1	0.29mi
606 E Market St Unit 1STFLRREAR York, PA	2.0	1.0	700	$925	$1.32	13d	1	0.40mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.61mi
347 E King St Unit 1 York, PA	1.0	1.0	800	$1,000	$1.25	43d	1	0.70mi
327 E Philadelphia St Unit 1st Floor York, PA	1.0	1.0	550	$750	$1.36	13d	1	0.74mi
164 S Pine St York, PA	1.0	1.0	620	$825	$1.33	43d	1	0.80mi
232 E Market St York, PA	1.0	1.0	650	$1,299	$2.00	13d	2	0.83mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	0.86mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	0.94mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	43d	1	1.10mi
28 N George St York, PA	1.0	1.5	990	$1,295	$1.31	43d	1	1.13mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	13d	1	1.14mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	13d	1	1.21mi
49 W Market St Unit 1R York, PA	1.0	1.0	536	$950	$1.77	43d	1	1.21mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	43d	1	1.25mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	1.31mi
834 Latimer St Unit 3 York, PA	1.0	1.0	750	$1,110	$1.48	21d	1	1.33mi
815 N George St York, PA	1.0	1.0	735	$1,195	$1.63	13d	1	1.34mi
104 Camelot Arms York, PA	1.0–2.0	1.0–2.0	1073	$1,973	$1.84	13d	15	1.44mi
264 W Market St Unit 2 York, PA	1.0	1.0	1012	$1,125	$1.11	13d	1	1.46mi
264 W Market St Unit 2 York, PA	1.0	1.0	1012	$1,125	$1.11	43d	1	1.46mi

Listing history 10 events

1. 2026-06-02
   status $104,900 Pending 10 DOM
2. 2026-06-01
   days on market $104,900 Active 10 DOM
3. 2026-05-31
   days on market $104,900 Active 9 DOM
4. 2026-05-30
   days on market $104,900 Active 8 DOM
5. 2026-05-22
   listed $104,900 Active
6. 1999-04-30
   soldstatus $17,900
7. 1999-04-29
   soldstatus $17,900 285-char remark

   Show marketing remark (285 chars)

   COZY TOWNHOUSE W/ FAMILY KIT. COMBINATION, NEW CARPET IN 1ST FLOOR, LARGE YARD, OFF-STREET PARKING AND GREAT LOCATION. OWNER HAS NEVER OCCUPIED PROP AND HAS NO KNOWLEDGE OF UTILITY COSTS OR DISCLOSURE INFO. HEATING, PLUMBING & ELECTRICAL WILL BE IN WORKING ORDER AT SETTLEMENT. |

8. 1999-04-12
   historical 285-char remark

   Show marketing remark (285 chars)

   COZY TOWNHOUSE W/ FAMILY KIT. COMBINATION, NEW CARPET IN 1ST FLOOR, LARGE YARD, OFF-STREET PARKING AND GREAT LOCATION. OWNER HAS NEVER OCCUPIED PROP AND HAS NO KNOWLEDGE OF UTILITY COSTS OR DISCLOSURE INFO. HEATING, PLUMBING & ELECTRICAL WILL BE IN WORKING ORDER AT SETTLEMENT. |

9. 1998-12-14
   listed $21,000 285-char remark

   Show marketing remark (285 chars)

   COZY TOWNHOUSE W/ FAMILY KIT. COMBINATION, NEW CARPET IN 1ST FLOOR, LARGE YARD, OFF-STREET PARKING AND GREAT LOCATION. OWNER HAS NEVER OCCUPIED PROP AND HAS NO KNOWLEDGE OF UTILITY COSTS OR DISCLOSURE INFO. HEATING, PLUMBING & ELECTRICAL WILL BE IN WORKING ORDER AT SETTLEMENT. |

10. 1989-01-03
    soldstatus $20,000

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,373 · $198/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $14,795
• − Mortgage interest: −$5,876
• − Property taxes: −$2,373
• − Insurance: −$1,191
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,052
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,538/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

+424.5% since first listed

6 events — show timeline

• 2026-05-22 Listed $104,900 BRIGHT MLS
• 1999-04-30 Sold (Public Records) $17,900 Public Records
• 1999-04-29 Sold (MLS) $17,900 BRIGHT MLS
• 1999-04-12 Listing Removed — BRIGHT MLS
• 1998-12-14 Listed $21,000 BRIGHT MLS
• 1989-01-03 Sold (Public Records) $20,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,373 · +0.9% YoY. Source: county tax records.