504 S Prince St · Lancaster, PA 17603

$162,000

3 bd · 1.0 ba · 1,315 sqft · Townhouse public records · 10 Days on market

Built 1879 871 sqft lot $123/sqft · 24% below area Est $203k · 20% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• 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

Investment or first time homebuyer opportunity! Currently a tenant is in place, month to month. 3 bed, 1 bath rowhome on S Prince. Replacement windows. Forced air gas heat and hot water. There's a small shed in the backyard, near the basement bilco doors.

Key facts

• Small shed
• Backyard
• Forced air gas heat

Tags

• REPLACEMENT WINDOWS
• FORCED AIR GAS HEAT
• HOT WATER
• SMALL SHED
• BACKYARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick and masonry construction; Stone foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: Not in a federal flood zone; No basement

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Two or more access exits

🏷️ Possibly a rental listed for sale. The $162,000 price doesn't fit this home's estimated sale value (~$202,564) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 8.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1879 — 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 $162,000

Questions for the listing agent

1. Built in 1879 — 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,564
• List price: $162,000
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 S Prince St	0.00mi	3/1.0	1,250 (-5%)	0mo	$155,000	$124	91
448 Fremont St	0.34mi	3/1.0	1,290 (-2%)	1mo	$174,950	$136	80
531 S Prince St	0.06mi	3/1.0	1,120 (-15%)	0mo	$240,000	$214	72
418 Green St	0.38mi	3/1.5	1,254 (-5%)	2mo	$215,000	$171	71
235 Howard Ave	0.52mi	3/2.0	1,327 (+1%)	1mo	$259,900	$196	69
524 Locust St	0.29mi	4/1.0 (+1)	1,444 (+10%)	1mo	$213,000	$148	64
813 Fremont St	0.51mi	3/1.5	1,234 (-6%)	0mo	$231,000	$187	64
846 Marjory Ter	0.39mi	3/1.5	1,160 (-12%)	1mo	$224,000	$193	59
240 Coral St	0.74mi	3/2.0	1,361 (+4%)	1mo	$291,000	$214	54
614-1/2 Lafayette St	0.55mi	4/1.5 (+1)	1,482 (+13%)	0mo	$252,500	$170	46
135 Old Dorwart St	0.63mi	3/1.0	1,126 (-14%)	1mo	$140,250	$125	46
108 S Pearl St	0.72mi	3/1.5	1,497 (+14%)	1mo	$230,000	$154	40

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-11,313
• Equity at exit: $24,155

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,977
• Equity at exit: $14,007

Cash invested: $45,360 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$850
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $303

Break-even live

Break-even rent $1,369

Max offer price $162,000

Occupancy floor 78%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Beaver St Lancaster, PA	3.0	1.0	1025	$1,425	$1.39	23d	1	0.16mi
345 1/2 Beaver St Lancaster, PA	4.0	1.0	1382	$2,095	$1.52	44d	1	0.20mi
422 Hillside Ave Lancaster, PA	2.0	1.0	960	$1,245	$1.30	44d	1	0.21mi
549 Howard Ave Lancaster, PA	4.0	1.0	1439	$1,700	$1.18	44d	1	0.26mi
537 Woodward St Lancaster, PA	3.0	2.0	1288	$1,650	$1.28	23d	1	0.30mi
324 New Dorwart St Lancaster, PA	3.0	1.0	1020	$1,495	$1.47	14d	1	0.34mi
850 Highland Ave Lancaster, PA	2.0	1.0	1000	$1,300	$1.30	21d	1	0.38mi
49 W Farnum St Lancaster, PA	3.0	1.0	1820	$1,650	$0.91	44d	1	0.40mi
513 Poplar St Lancaster, PA	3.0	1.5	1184	$1,695	$1.43	44d	1	0.42mi
214 W Strawberry St Lancaster, PA	3.0	1.0	1175	$1,345	$1.14	21d	1	0.47mi
609 Saint Joseph St Lancaster, PA	4.0	2.0	1523	$1,695	$1.11	44d	1	0.47mi
37 E Filbert St Lancaster, PA	3.0	1.0	1002	$1,750	$1.75	44d	1	0.57mi
1013 Willow Street Pike Lancaster, PA	2.0	1.0	1144	$1,499	$1.31	14d	1	0.62mi
708 S Lime St Unit 3 Lancaster, PA	4.0	1.0	1742	$1,850	$1.06	44d	1	0.63mi
529 Manor St Lancaster, PA	3.0	1.0	1434	$1,635	$1.14	14d	1	0.64mi
40 Fairview Ave Lancaster, PA	3.0	1.0	1152	$1,700	$1.48	14d	1	0.69mi
1127 Wabank St Lancaster, PA	1.0–2.0	1.0	760	$1,650	$2.17	23d	1	0.70mi
741 Manor St Lancaster, PA	3.0	1.0	1200	$1,695	$1.41	44d	1	0.71mi
225 E King St Unit 2 Lancaster, PA	2.0	2.5	1075	$2,600	$2.42	44d	1	0.73mi
225 E King St Unit 1 Lancaster, PA	2.0	1.0	957	$1,950	$2.04	14d	1	0.73mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$4,703	$3.69	14d	48	0.76mi
480 Euclid Ave Lancaster, PA	1.0–2.0	1.0–1.5	830	$1,695	$2.04	44d	1	0.78mi
128 N Mulberry St Unit 1 Lancaster, PA	2.0	2.0	1500	$2,250	$1.50	23d	1	0.80mi
202 N Queen St Lancaster, PA	2.0	1.0–2.0	697	$2,718	$3.90	14d	12	0.86mi
14 Coral St Lancaster, PA	3.0	1.5	1355	$1,525	$1.13	44d	1	0.87mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	14d	1	0.94mi
204 Elmshire Dr Lancaster, PA	3.0	2.5	1364	$1,595	$1.17	44d	1	0.96mi
611 S West End Ave Lancaster, PA	4.0	1.5	1589	$1,800	$1.13	14d	1	0.98mi
1330 Wabank Rd Lancaster, PA	1.0–3.0	1.0–2.5	1423	$2,062	$1.45	14d	21	1.01mi
231 N Shippen St #224 Lancaster, PA	2.0	2.0	1155	$2,285	$1.98	14d	1	1.01mi
433 W Walnut St Apt 2 Lancaster, PA	2.0	1.0	900	$1,840	$2.04	23d	1	1.02mi
270 Kentshire Dr Lancaster, PA	3.0	2.5	1512	$2,000	$1.32	44d	1	1.07mi
337 W Lemon St Unit 2 Lancaster, PA	3.0	1.0	1588	$1,895	$1.19	14d	1	1.09mi
425 N Prince St Apt 206 Lancaster, PA	2.0	2.0	1138	$1,995	$1.75	44d	1	1.10mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	14d	1	1.16mi
27 Roselle Ave Lancaster, PA	2.0	1.0	1128	$1,575	$1.40	44d	1	1.16mi
99 Dickinson Ave Lancaster, PA	2.0	2.0	981	$1,634	$1.67	14d	1	1.22mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.28mi
101 Roselawn Ave Lancaster, PA	3.0	2.0	1166	$1,785	$1.53	14d	1	1.28mi
520 W Frederick St Lancaster, PA	4.0	1.0	1713	$1,895	$1.11	44d	1	1.32mi

Listing history 5 events

1. 2026-05-14
   status Pending 255-char remark
2. 2026-05-04
   listed $162,000 Active 255-char remark
3. 2024-02-17
   listed $116,000
4. 2024-02-12
   soldstatus $116,000
5. 1986-07-01
   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: $1,975 · $165/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$292/yr (+$24/mo · 14.8%)

ⓘ 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 15% 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: $21,030
• − Mortgage interest: −$9,075
• − Property taxes: −$1,975
• − Insurance: −$810
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$4,713
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,372/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

+675.0% since first listed

6 events — show timeline

• 2026-06-04 Sold (MLS) $155,000 BRIGHT MLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-04 Listed $162,000 BRIGHT MLS
• 2024-02-17 Listed $116,000 BRIGHT MLS
• 2024-02-12 Sold (MLS) $116,000 BRIGHT MLS
• 1986-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,975 · +3.3% YoY. Source: county tax records.