411-413 S Arch St · Lancaster, PA 17603

$228,500

4 bd · 2.0 ba · 1,896 sqft · MultiFamily public records · 5 Days on market

Built 1890 1,307 sqft lot Est $292k · 22% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

411 Arch St: Tenant Occupied 2 bedroom home, newer bathroom, natural gas heat, tenant pays $630 per month and pays water, sewer, and trash413 Arch St: New replacement windows and carpet, Gas Range and heat, unit currently vacant

Key facts

• Strong cash flow
• Turnkey investment
• Reliable tenants

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY
• STRONG CASH FLOW
• RELIABLE TENANTS
• PROFESSIONAL MANAGEMENT
• TURNKEY INVESTMENT

Property features AI

Finance

• Financial info: Two total units; Above-grade finished area approximately 1,896 (per assessor); Improvement and land assessed values available

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: Semi-detached structure; Fee simple ownership
• Construction: Brick and masonry construction; Other foundation details; Above-grade and below-grade structures; Built year per assessor
• Exterior features: No tidal water

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Heating & cooling: Forced air heating; Natural gas fuel; Electric hot water
• Interior features: Accessibility features present

🏷️ Possibly a rental listed for sale. The $228,500 price doesn't fit this home's estimated sale value (~$291,984) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $228k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Cap rate 10.3% vs local median 4.3% 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.
• Zoned schools: Carter And Macrae El Sch (math 8% / reading 17%, grade F, #1,362 of 1,518 statewide, top 92%, 418 students, 93% FRL); Reynolds Ms (math 6% / reading 31%, grade F, #451 of 512 statewide, top 88%, 527 students, 92% FRL); Mccaskey Campus (math 50% / reading 34%, grade F, #230 of 437 statewide, top 53%, 2,620 students, 88% FRL) — zoned schools average 91% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 296 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $2,960/mo this rent would consume 46% of the median local household income ($77k/yr) (locally 2557% 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.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $79k; list at $228k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $228,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $291,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411-413 S Arch St	0.00mi	5/— (+1)	1,896 (0%)	1mo	$230,500	$122	94
662 Saint Joseph St	0.34mi	5/2.0 (+1)	1,941 (+2%)	2mo	$290,000	$149	74
409 S Shippen St	0.63mi	4/—	1,900 (+0%)	2mo	$380,000	$200	69
348 S Queen St	0.30mi	4/2.0	2,080 (+10%)	2mo	$229,900	$111	68
432 S Queen St	0.38mi	5/2.0 (+1)	1,827 (-4%)	3mo	$245,000	$134	68
503-505 Manor St	0.28mi	4/3.0	2,056 (+8%)	1mo	$355,000	$173	68
405 S Shippen St	0.62mi	4/—	1,880 (-1%)	4mo	$292,000	$155	66
329 W King St	0.24mi	4/—	2,149 (+13%)	1mo	$270,000	$126	66
642 Second St	0.57mi	4/—	2,013 (+6%)	4mo	$270,000	$134	60
747-749 Manor St	0.53mi	4/3.0	2,048 (+8%)	2mo	$335,000	$164	56
745 Manor St	0.52mi	3/2.0 (-1)	1,684 (-11%)	2mo	$259,700	$154	50
751 High St	0.50mi	5/— (+1)	2,152 (+14%)	2mo	$383,500	$178	48

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,996
• Equity at exit: $34,070

10-year hold

• IRR: 8.6%
• Equity multiple: 1.58×
• Total profit: $37,223
• Equity at exit: $19,757

Cash invested: $63,980 (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: 296
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,198
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $759

Break-even live

Break-even rent $2,000

Max offer price $228,500

Occupancy floor 69%

Sensitivity live

Price	-10% $888	-5% $823	+0% $759	+5% $694	+10% $629
Rent	-10% $525	-5% $642	+0% $759	+5% $876	+10% $993
Rate	-1.0pp $874	-0.5pp $817	base $759	+0.5pp $700	+1.0pp $639

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,960
Total (2 units)			$2,960

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: $57,125
• Closing costs: $6,855
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 W Farnum St Lancaster, PA	3.0	1.0	1820	$1,650	$0.91	45d	1	0.11mi
609 Saint Joseph St Lancaster, PA	4.0	2.0	1523	$1,695	$1.11	45d	1	0.27mi
345 1/2 Beaver St Lancaster, PA	4.0	1.0	1382	$2,095	$1.52	45d	1	0.28mi
549 Howard Ave Lancaster, PA	4.0	1.0	1439	$1,700	$1.18	45d	1	0.30mi
529 Manor St Lancaster, PA	3.0	1.0	1434	$1,635	$1.14	15d	1	0.31mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$4,703	$3.69	15d	48	0.34mi
14 Coral St Lancaster, PA	3.0	1.5	1355	$1,525	$1.13	45d	1	0.52mi
537 Woodward St Lancaster, PA	3.0	2.0	1288	$1,650	$1.28	25d	1	0.53mi
337 W Lemon St Unit 2 Lancaster, PA	3.0	1.0	1588	$1,895	$1.19	15d	1	0.65mi
403 N Queen St Lancaster, PA	3.0	2.0	1950	$3,500	$1.79	15d	1	0.67mi
708 S Lime St Unit 3 Lancaster, PA	4.0	1.0	1742	$1,850	$1.06	45d	1	0.74mi
611 S West End Ave Lancaster, PA	4.0	1.5	1589	$1,800	$1.13	15d	1	0.85mi
520 W Frederick St Lancaster, PA	4.0	1.0	1713	$1,895	$1.11	45d	1	0.88mi
1121 Spring Grove Ave Lancaster, PA	4.0	2.0	1755	$2,200	$1.25	45d	1	1.12mi
860 N Market St Lancaster, PA	3.0	2.0	1514	$1,850	$1.22	45d	1	1.14mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	15d	1	1.21mi
836 N Plum St Lancaster, PA	3.0	2.0	1602	$2,150	$1.34	15d	1	1.26mi
1330 Wabank Rd Lancaster, PA	1.0–3.0	1.0–2.5	1423	$2,062	$1.45	15d	21	1.29mi
631 E Frederick St Lancaster, PA	3.0	1.0	1830	$1,850	$1.01	45d	1	1.31mi
204 Elmshire Dr Lancaster, PA	3.0	2.5	1364	$1,595	$1.17	46d	1	1.32mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$3,720	$3.15	15d	1	1.36mi
270 Kentshire Dr Lancaster, PA	3.0	2.5	1512	$2,000	$1.32	46d	1	1.46mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-22
   listed $228,500 Active
4. 2017-03-31
   soldstatus $79,000 230-char remark

   Show marketing remark (230 chars)

   411 Arch St: Tenant Occupied 2 bedroom home, newer bathroom, natural gas heat, tenant pays $630 per month and pays water, sewer, and trash413 Arch St: New replacement windows and carpet, Gas Range and heat, unit currently vacant

5. 2017-02-04
   historical 230-char remark

   Show marketing remark (230 chars)

   411 Arch St: Tenant Occupied 2 bedroom home, newer bathroom, natural gas heat, tenant pays $630 per month and pays water, sewer, and trash413 Arch St: New replacement windows and carpet, Gas Range and heat, unit currently vacant

6. 2016-11-04
   listed $79,900 230-char remark

   Show marketing remark (230 chars)

   411 Arch St: Tenant Occupied 2 bedroom home, newer bathroom, natural gas heat, tenant pays $630 per month and pays water, sewer, and trash413 Arch St: New replacement windows and carpet, Gas Range and heat, unit currently vacant

ⓘ 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: $3,434 · $286/mo
• Projected year-2 tax: $3,522 · $293/mo
• Expected delta: +$88/yr (+$7/mo · 2.6%)

ⓘ 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 16% 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: $35,520
• − Mortgage interest: −$12,800
• − Property taxes: −$3,434
• − Insurance: −$1,142
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − Depreciation: −$6,647
• Taxable income: $5,814
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $7,710/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

+186.0% since first listed

6 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-27 Contingent — BRIGHT MLS
• 2026-04-22 Listed $228,500 BRIGHT MLS
• 2017-03-31 Sold (MLS) $79,000 BRIGHT MLS
• 2017-02-04 Listing Removed — BRIGHT MLS
• 2016-11-04 Listed $79,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $3,434 · +3.3% YoY. Source: county tax records.