116 E 7th Ave · North York, PA 17404

$219,900

3 bd · 1.0 ba · 1,320 sqft · MultiFamily public records · 3 Days on market

Built 1900 2,213 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 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

1/2 DUPLEX NORTH YORK BORO NEW SOFFIT & EXTERIOR WINDOW FRAMES WRAPPED OFF STREET PARKING FOR TWO CARS FENCED REAR YARD OWNER WILL CONSIDER FHA/VA GAS SPACE HEATER IN KITCHEN AUX. HEAT AHS WARRANTY INCLUDED |

Key facts

• Renovated
• New kitchen
• New heat system

Tags

• RENOVATED
• NEW KITCHEN
• FENCED-IN YARD
• NEW ROOF
• NEW HEAT SYSTEM
• CONVENIENTLY LOCATED

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 $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads 71/100 on livability (#713 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools F, commute F.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $60k; list at $220k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $219,900

Questions for the listing agent

1. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.38% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-7,780
• Equity at exit: $32,788

10-year hold

• IRR: 9.8%
• Equity multiple: 1.87×
• Total profit: $53,271
• Equity at exit: $19,013

Cash invested: $61,572 (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: 249
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $315

Break-even live

Break-even rent $1,816

Max offer price $219,900

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,214
Total (2 units)			$2,215

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	21d	1	0.06mi
1301 N Duke St York, PA	2.0	1.5	1520	$1,475	$0.97	43d	1	0.19mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	13d	1	0.64mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	13d	1	0.76mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	13d	1	0.80mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	43d	1	0.81mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	13d	1	0.82mi
2256 N Point Dr York, PA	2.0	1.5	1200	$1,650	$1.38	43d	1	0.83mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	13d	1	0.85mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	0.86mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.90mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	0.94mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	0.95mi
433 Piedmont Cir York, PA	1.0–3.0	1.0–1.5	850	$1,655	$1.95	13d	2	0.96mi
433 Piedmont Cir York, PA	3.0	1.5	1000	$1,656	$1.66	43d	1	0.96mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	0.96mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	1.00mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	43d	1	1.03mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	1.06mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	1.09mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	13d	1	1.12mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	21d	1	1.13mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	43d	1	1.14mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	13d	1	1.15mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	13d	1	1.18mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	1.19mi
2220 N Susquehanna Trl York, PA	1.0–3.0	1.0–2.0	1073	$2,325	$2.17	13d	14	1.22mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	1.23mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	43d	1	1.28mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	13d	1	1.37mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	1.41mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	1.43mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	1.44mi

Listing history 13 events

1. 2026-05-26
   status Pending
2. 2026-05-22
   soldstatus Closed
3. 2026-04-27
   status Pending
4. 2026-04-23
   historical Active Under Contract
5. 2026-04-20
   listed $219,900 Active
6. 2015-01-02
   soldstatus $60,000
7. 2009-07-09
   historical
8. 2009-01-08
   listed $99,900
9. 2001-01-10
   soldstatus $60,000
10. 2000-12-20
    soldstatus $60,000 214-char remark

    Show marketing remark (214 chars)

    1/2 DUPLEX NORTH YORK BORO NEW SOFFIT & EXTERIOR WINDOW FRAMES WRAPPED OFF STREET PARKING FOR TWO CARS FENCED REAR YARD OWNER WILL CONSIDER FHA/VA GAS SPACE HEATER IN KITCHEN AUX. HEAT AHS WARRANTY INCLUDED |

11. 2000-11-08
    historical 214-char remark

    Show marketing remark (214 chars)

    1/2 DUPLEX NORTH YORK BORO NEW SOFFIT & EXTERIOR WINDOW FRAMES WRAPPED OFF STREET PARKING FOR TWO CARS FENCED REAR YARD OWNER WILL CONSIDER FHA/VA GAS SPACE HEATER IN KITCHEN AUX. HEAT AHS WARRANTY INCLUDED |

12. 2000-10-12
    listed $58,900 214-char remark

    Show marketing remark (214 chars)

    1/2 DUPLEX NORTH YORK BORO NEW SOFFIT & EXTERIOR WINDOW FRAMES WRAPPED OFF STREET PARKING FOR TWO CARS FENCED REAR YARD OWNER WILL CONSIDER FHA/VA GAS SPACE HEATER IN KITCHEN AUX. HEAT AHS WARRANTY INCLUDED |

13. 2000-04-10
    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: $2,276 · $190/mo
• Projected year-2 tax: $2,875 · $240/mo
• Expected delta: +$599/yr (+$50/mo · 26.3%)

ⓘ 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 10% 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: $26,580
• − Mortgage interest: −$12,318
• − Property taxes: −$2,276
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$6,397
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $3,727/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: Central York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — North York

• Score: 71/100
• State rank: #713
• US rank: #7045

Category grades

Amenities D+ Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North 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

+999.5% since first listed

13 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-22 Sold (MLS) — BRIGHT MLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-23 Contingent — BRIGHT MLS
• 2026-04-20 Listed $219,900 BRIGHT MLS
• 2015-01-02 Sold (Public Records) $60,000 Public Records
• 2009-07-09 Listing Removed — BRIGHT MLS
• 2009-01-08 Listed $99,900 BRIGHT MLS
• 2001-01-10 Sold (Public Records) $60,000 Public Records
• 2000-12-20 Sold (MLS) $60,000 BRIGHT MLS
• 2000-11-08 Listing Removed — BRIGHT MLS
• 2000-10-12 Listed $58,900 BRIGHT MLS
• 2000-04-10 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,276 · +2.4% YoY. Source: county tax records.