1454 Monroe St · West York, PA 17404

$220,000

3 bd · 1.0 ba · 1,742 sqft · MultiFamily public records · 92 Days on market

Built 1925 2,614 sqft lot $126/sqft · 13% above area Est $195k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• 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

This well-kept semi-detached home in West York Borough offers the perfect blend of space, character, and convenience-all within West York Area Schools and just a short walk to the Fairgrounds and the vibrant new Bakery Complex on King Street. Step inside this spacious semi-detached home designed for comfortable living and easy entertaining. The spacious living room flows naturally into the dining area and eat-in kitchen, while updated LVP flooring adds a fresh, modern feel. A bright rear sunroom creates a peaceful retreat-perfect for morning coffee, a cozy reading nook, or a year-round bonus living space. Upstairs, four generously sized bedrooms provide flexibility for rest, work, or creativity, including a primary bedroom with a spacious walk-in closet. 2nd floor balcony is perfect for enjoying the outdoors. The clean, unfinished basement offers storage and a potential for a rec room. Outside, the low-maintenance concrete yard and detached two-car garage (with a 17x17 addition) offers incredible versatility for entertaining, hobbies, storage, or workshop space. This home that combines charm, function, and location is ready to welcome you to its next chapter.

Key facts

• 2 garage spots
• Built 1925
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 251 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,241/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $105k; list at $220k implies a 110% 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 $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.47% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $194,718
• List price: $220,000
• Delta: 12.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1294 W Princess St	0.32mi	4/2.0 (+1)	1,728 (-1%)	12mo	$185,000	$107	64
1905 W Market St	0.46mi	3/—	1,664 (-4%)	10mo	$190,000	$114	62
1346 W Market St	0.17mi	4/— (+1)	1,836 (+5%)	20mo	$160,000	$87	61
1264 W Princess St	0.39mi	3/—	1,626 (-7%)	16mo	$158,000	$97	58
1010 W Princess St	0.63mi	4/2.0 (+1)	1,840 (+6%)	3mo	$185,000	$101	49
900 W King St	0.72mi	3/—	1,894 (+9%)	18mo	$187,000	$99	36

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.67×
• Total profit: $41,020
• Equity at exit: $32,803

10-year hold

• IRR: 26.9%
• Equity multiple: 3.76×
• Total profit: $170,063
• Equity at exit: $19,022

Cash invested: $61,600 (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: 251
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,241 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$291 /mo · $3,493/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $1,024

Break-even live

Break-even rent $1,945

Max offer price $220,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,148	-5% $1,086	+0% $1,024	+5% $962	+10% $899
Rent	-10% $768	-5% $896	+0% $1,024	+5% $1,152	+10% $1,280
Rate	-1.0pp $1,135	-0.5pp $1,080	base $1,024	+0.5pp $967	+1.0pp $909

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,240
Total (3 units)			$3,241

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	22d	1	0.09mi
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	22d	1	0.37mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	15d	1	0.76mi
101 N Forrest St York, PA	3.0	1.0	1340	$1,695	$1.26	22d	1	0.76mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	15d	1	0.77mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	45d	1	0.90mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	45d	1	0.96mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	45d	1	1.02mi
200 Weldon Dr York, PA	1.0–2.0	1.0–2.0	993	$1,800	$1.81	15d	10	1.03mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	15d	1	1.03mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	45d	1	1.07mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	45d	1	1.14mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	15d	1	1.14mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	15d	1	1.22mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	22d	1	1.28mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	45d	1	1.30mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	15d	1	1.30mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	15d	1	1.33mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	15d	1	1.39mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	22d	1	1.50mi

Listing history 18 events

1. 2026-06-02
   days on market $220,000 Active 92 DOM
2. 2026-06-01
   pricedays on market $220,000 Active 91 DOM
3. 2026-05-31
   days on market $225,000 Active 90 DOM
4. 2026-05-30
   days on market $225,000 Active 89 DOM
5. 2026-03-03
   listed $225,000 Active 1177-char remark

   Show marketing remark (1177 chars)

   This well-kept semi-detached home in West York Borough offers the perfect blend of space, character, and convenience-all within West York Area Schools and just a short walk to the Fairgrounds and the vibrant new Bakery Complex on King Street. Step inside this spacious semi-detached home designed for comfortable living and easy entertaining. The spacious living room flows naturally into the dining area and eat-in kitchen, while updated LVP flooring adds a fresh, modern feel. A bright rear sunroom creates a peaceful retreat-perfect for morning coffee, a cozy reading nook, or a year-round bonus living space. Upstairs, four generously sized bedrooms provide flexibility for rest, work, or creativity, including a primary bedroom with a spacious walk-in closet. 2nd floor balcony is perfect for enjoying the outdoors. The clean, unfinished basement offers storage and a potential for a rec room. Outside, the low-maintenance concrete yard and detached two-car garage (with a 17x17 addition) offers incredible versatility for entertaining, hobbies, storage, or workshop space. This home that combines charm, function, and location is ready to welcome you to its next chapter.

6. 2026-02-26
   historical $225,000 1177-char remark

   Show marketing remark (1177 chars)

   This well-kept semi-detached home in West York Borough offers the perfect blend of space, character, and convenience-all within West York Area Schools and just a short walk to the Fairgrounds and the vibrant new Bakery Complex on King Street. Step inside this spacious semi-detached home designed for comfortable living and easy entertaining. The spacious living room flows naturally into the dining area and eat-in kitchen, while updated LVP flooring adds a fresh, modern feel. A bright rear sunroom creates a peaceful retreat-perfect for morning coffee, a cozy reading nook, or a year-round bonus living space. Upstairs, four generously sized bedrooms provide flexibility for rest, work, or creativity, including a primary bedroom with a spacious walk-in closet. 2nd floor balcony is perfect for enjoying the outdoors. The clean, unfinished basement offers storage and a potential for a rec room. Outside, the low-maintenance concrete yard and detached two-car garage (with a 17x17 addition) offers incredible versatility for entertaining, hobbies, storage, or workshop space. This home that combines charm, function, and location is ready to welcome you to its next chapter.

7. 2019-08-19
   soldstatus $105,000
8. 2019-08-16
   soldstatus $105,000 Closed 812-char remark

   Show marketing remark (812 chars)

   At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

9. 2019-06-17
   status Pending 812-char remark

   Show marketing remark (812 chars)

   At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

10. 2019-06-17
    status Active 812-char remark

    Show marketing remark (812 chars)

    At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

11. 2019-06-15
    price $105,000 812-char remark

    Show marketing remark (812 chars)

    At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

12. 2019-06-14
    historical 812-char remark

    Show marketing remark (812 chars)

    At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

13. 2019-02-14
    listed $102,000 Active 812-char remark

    Show marketing remark (812 chars)

    At nearly 1,800 square feet this home in West York Boro offers a tremendous amount of space for the value. A large living room offers plenty of room to entertain and opens seamlessly into the dining room and eat-in kitchen. The sun room off the rear of the property provides great space to get away as well as enjoy the outdoors no matter what time of year. Upstairs you can find three spacious bedrooms including a master bedroom featuring a walk in double closet and make up area. The clean unfinished basement is ideal for additional storage and includes bilco doors exiting to the exterior of the home. The two car detached garage sits tastefully to the rear of the home and provides plenty of space for a potential workshop or even more storage space. Truly a lot of house with many amenities for the price.

14. 2012-10-15
    historical
15. 2012-10-01
    listed $84,900
16. 2012-09-29
    historical
17. 2012-03-28
    listed $84,900
18. 1984-11-23
    soldstatus $11,500

ⓘ 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: $3,493 · $291/mo
• Projected year-2 tax: $3,493 · $291/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 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: $38,892
• − Mortgage interest: −$12,323
• − Property taxes: −$3,493
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$6,400
• Taxable income: $9,353
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $10,043/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

+1856.5% since first listed

14 events — show timeline

• 2026-03-03 Listed $225,000 BRIGHT MLS
• 2026-02-26 Coming Soon $225,000 BRIGHT MLS
• 2019-08-19 Sold (Public Records) $105,000 Public Records
• 2019-08-16 Sold (MLS) $105,000 BRIGHT MLS
• 2019-06-17 Pending — BRIGHT MLS
• 2019-06-17 Relisted — BRIGHT MLS
• 2019-06-15 Price Changed $105,000 BRIGHT MLS
• 2019-06-14 Listing Removed — BRIGHT MLS
• 2019-02-14 Listed $102,000 BRIGHT MLS
• 2012-10-15 Listing Removed — BRIGHT MLS
• 2012-10-01 Listed $84,900 BRIGHT MLS
• 2012-09-29 Listing Removed — BRIGHT MLS
• 2012-03-28 Listed $84,900 BRIGHT MLS
• 1984-11-23 Sold (Public Records) $11,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,493 · +5.7% YoY. Source: county tax records.