46 E Main St · Mount Joy, PA 17552

$195,000

3 bd · 1.5 ba · 1,632 sqft · Townhouse public records · 76 Days on market

Built 1910 1,742 sqft lot $119/sqft · 13% below area Est $225k · 13% 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 +15.2/30.0
• ARV discount +13.4/15.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

Key facts

• Walking distance
• Semi detached
• Walk in pantry

Tags

• SEMI DETACHED
• WALKING DISTANCE
• SPACIOUS LIVING ROOM
• OPEN COUNTRY STYLE KITCHEN
• WALK IN PANTRY
• ATTIC AND BASEMENT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.6% below list).
• Recommended offer: $180k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Mount Joy — 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 86/100 on livability (#59 in PA, #410 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Donegal SD (rural): math 35% / reading 55% proficiency, ranked #251 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,093 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 $6k 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

• It's been on market 76 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $195k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,164 (7.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $224,542
• List price: $195,000
• Delta: -13.16%
• 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
279 Manheim St	0.32mi	3/1.5	1,716 (+5%)	17mo	$233,000	$136	62
146 New Haven St	0.39mi	3/2.0	1,770 (+8%)	5mo	$210,000	$119	62
266 Lumber St	0.46mi	3/1.5	1,600 (-2%)	17mo	$260,000	$163	61
341 W Donegal St	0.58mi	3/1.0	1,536 (-6%)	5mo	$229,000	$149	57
53 Donegal Springs Rd	0.57mi	3/1.0	1,480 (-9%)	3mo	$267,500	$181	53
336 Deerfield Dr	0.69mi	3/1.5	1,780 (+9%)	0mo	$301,000	$169	52
315 Martin Ave	0.50mi	3/2.5	1,537 (-6%)	22mo	$295,000	$192	45
310 Farmview Ln	0.63mi	3/2.0	1,488 (-9%)	13mo	$260,000	$175	44
308 Farmview Ln	0.62mi	3/2.5	1,556 (-5%)	22mo	$290,000	$186	41
386 Farmview Ln	0.69mi	3/2.0	1,512 (-7%)	20mo	$300,000	$198	37
323 Deerfield Dr	0.70mi	3/1.5	1,872 (+15%)	7mo	$295,000	$158	37
362 Deerfield Dr	0.73mi	3/1.5	1,788 (+10%)	20mo	$260,000	$145	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-27,168
• Equity at exit: $29,075

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,866
• Equity at exit: $16,860

Cash invested: $54,600 (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 17552

• Home prices YoY: -34.7%
• Active inventory: 101
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $69

Break-even live

Break-even rent $1,714

Max offer price $195,000

Occupancy floor 91%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 New Haven St Mount Joy, PA	3.0	1.0	1100	$1,100	$1.00	13d	1	0.33mi
368 Donegal Springs Rd Mount Joy, PA	2.0	1.0	2073	$2,250	$1.09	21d	1	0.61mi
100 Crestwyck Cir Mount Joy, PA	1.0–2.0	1.0–2.0	1029	$2,481	$2.41	13d	6	1.26mi
471 S Market Ave Mount Joy, PA	3.0	1.0	1140	$1,900	$1.67	13d	1	1.29mi
471 S Market Ave Mount Joy, PA	3.0	1.0	1140	$2,000	$1.75	23d	1	1.29mi

Listing history 35 events

1. 2026-06-17
   status $195,000 Pending 76 DOM
2. 2026-06-17
   days on market $195,000 Active 76 DOM
3. 2026-06-16
   days on market $195,000 Active 75 DOM
4. 2026-06-15
   days on market $195,000 Active 74 DOM
5. 2026-06-14
   days on market $195,000 Active 72 DOM
6. 2026-06-13
   remarks 644-char remark
7. 2026-06-13
   pricestatusdays on market $195,000 Active 71 DOM
8. 2026-06-07
   statusdays on market $205,000 Pending 70 DOM
9. 2026-06-05
   days on market $205,000 Active 69 DOM
10. 2026-06-03
    pricedays on market $205,000 Active 68 DOM
11. 2026-06-02
    days on market $210,000 Active 67 DOM
12. 2026-06-01
    days on market $210,000 Active 66 DOM
13. 2026-05-31
    days on market $210,000 Active 65 DOM
14. 2026-05-30
    days on market $210,000 Active 64 DOM
15. 2026-05-14
    price $210,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

16. 2026-05-06
    price $214,900 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

17. 2026-04-17
    price $219,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

18. 2026-04-13
    price $224,900 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

19. 2026-04-13
    price $219,900 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

20. 2026-03-30
    price $229,900 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

21. 2026-03-27
    listed $234,900 Active 624-char remark

    Show marketing remark (624 chars)

    Welcome to this traditional semi detached 3 beds 1.5 baths, located on Main St. with in walking distance of several churches, restaurants, banks, the train station, post office and other businesses. Close to Beanies bar and grille a local favorite to get "wings" at. Home Features a spacious living room and kitchen with the bedrooms having walk in closets, open country style kitchen with walk in pantry, Attic and basement storage, 5 minutes drive to 283. Enjoy Mt Joy parade from your front porch! Newer hot water installed. Home could use a some TLC and updating. So bring your vision and add your own touches.

22. 2013-09-13
    soldstatus $108,000
23. 2013-09-11
    soldstatus $108,000 395-char remark

    Show marketing remark (395 chars)

    Beautiful 3br semi-detached in downtown Mount Joy! 21x18 living room with tile entry, huge 6ft deep pantry, spacious country kitchen w/ bfast bar, downstairs laundry, lg walk in closet. Attic and basement storage. Enjoy Mt Joy parade from your front porch! 1 block to Amtrak, coffee shop, pharmacy. Walk to farmer's market, organic grocery, bakery, Bube's Brewery + more! 5 minutes drive to 283.

24. 2013-07-26
    historical 395-char remark

    Show marketing remark (395 chars)

    Beautiful 3br semi-detached in downtown Mount Joy! 21x18 living room with tile entry, huge 6ft deep pantry, spacious country kitchen w/ bfast bar, downstairs laundry, lg walk in closet. Attic and basement storage. Enjoy Mt Joy parade from your front porch! 1 block to Amtrak, coffee shop, pharmacy. Walk to farmer's market, organic grocery, bakery, Bube's Brewery + more! 5 minutes drive to 283.

25. 2013-06-28
    listed $108,000 395-char remark

    Show marketing remark (395 chars)

    Beautiful 3br semi-detached in downtown Mount Joy! 21x18 living room with tile entry, huge 6ft deep pantry, spacious country kitchen w/ bfast bar, downstairs laundry, lg walk in closet. Attic and basement storage. Enjoy Mt Joy parade from your front porch! 1 block to Amtrak, coffee shop, pharmacy. Walk to farmer's market, organic grocery, bakery, Bube's Brewery + more! 5 minutes drive to 283.

26. 2011-11-15
    historical
27. 2011-10-12
    historical
28. 2011-04-13
    listed $112,500
29. 2011-04-13
    listed $112,500
30. 2006-11-22
    soldstatus $98,900
31. 2006-11-20
    soldstatus $98,900
32. 2006-09-22
    historical
33. 2006-09-12
    listed $98,900
34. 2002-08-16
    soldstatus $63,000
35. 2002-04-20
    listed $64,900

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,043 · $254/mo
• Expected delta: +$38/yr (+$3/mo · 1.3%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,620
• − Mortgage interest: −$10,923
• − Property taxes: −$3,004
• − Insurance: −$975
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,673
• Taxable loss: −$2,415
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,408/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: Donegal SD
• NCES district ID: 4207650
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $60,514
• Composite: 39.56/100
• National rank: #3935
• State rank: #251 of 539 in PA

Livability — Mount Joy

• Score: 86/100
• State rank: #59
• US rank: #410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Joy, PA
• County: Lancaster County · 390,309 people
• City population: 19,761
• Metro: Lancaster, PA
• Population (ZIP): 19,761
• Household income: $97,683
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 429.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1% German/W. Germanic 0%

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: ▼ -138.72%
• Current HPI: 260.7061
• Rent YoY: —
• 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

+223.6% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $210,000 BRIGHT MLS
• 2026-05-06 Price Changed $214,900 BRIGHT MLS
• 2026-04-17 Price Changed $219,000 BRIGHT MLS
• 2026-04-13 Price Changed $224,900 BRIGHT MLS
• 2026-04-13 Price Changed $219,900 BRIGHT MLS
• 2026-03-30 Price Changed $229,900 BRIGHT MLS
• 2026-03-27 Listed $234,900 BRIGHT MLS
• 2013-09-13 Sold (Public Records) $108,000 Public Records
• 2013-09-11 Sold (MLS) $108,000 BRIGHT MLS
• 2013-07-26 Listing Removed — BRIGHT MLS
• 2013-06-28 Listed $108,000 BRIGHT MLS
• 2011-11-15 Listing Removed — BRIGHT MLS
• 2011-10-12 Listing Removed — BRIGHT MLS
• 2011-04-13 Listed $112,500 BRIGHT MLS
• 2011-04-13 Listed $112,500 BRIGHT MLS
• 2006-11-22 Sold (Public Records) $98,900 Public Records
• 2006-11-20 Sold (MLS) $98,900 BRIGHT MLS
• 2006-09-22 Listing Removed — BRIGHT MLS
• 2006-09-12 Listed $98,900 BRIGHT MLS
• 2002-08-16 Sold (MLS) $63,000 BRIGHT MLS
• 2002-04-20 Listed $64,900 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $3,004 · +5.5% YoY. Source: county tax records.