121 S West St · York, PA 17401

$155,000

3 bd · 1.0 ba · 1,200 sqft · Townhouse public records · 16 Days on market

Built 1900 1,904 sqft lot Est $137k · 13% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 121 S West St, York PA! This beautiful 3 bedroom 1 bathroom home has been well maintained and freshly painted. Enjoy the hardwood floors throughout, a brand new gas boiler and gas water heater, and a renovated kitchen with gas range. Step outside onto the deck and fenced in yard perfect for entertaining family and friends. Plus, two off street parking spots for your convenience. Don’t miss out on this amazing opportunity for a cozy hidden gem or a great investment opportunity! Contact us today to book a viewing.

Key facts

• Upgraded kitchen
• Updated interior
• Off-street parking

Tags

• RENOVATED BRICK END-UNIT
• UPDATED INTERIOR
• UPGRADED KITCHEN
• PRIVATE FENCED BACKYARD
• OFF-STREET PARKING
• CLOSE TO DOWNTOWN YORK

Property features AI

Exterior

• Parking: One off-street parking space; On-street parking available; Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Electric hot water
• Home design: End of row townhouse; Fee simple ownership; Effective/major remodel year: 2026
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Not in a federal flood zone; Tidal water: none

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating; Electric heating fuel; Window air conditioning units (electric)
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $65 ($782/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 $137k (11.6% below list).
• Recommended offer: $137k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in 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 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment F.
• York City SD (urban): math 4% / reading 16% proficiency, ranked #534 of 539 in PA (top 99%) — 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 rising fast (+6.4%/yr); 63 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 38% of the median local income ($43k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $85k; list at $155k implies a 82% 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 $137,075 (11.6% below list)

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
478 W Princess St	0.20mi	3/2.0	1,236 (+3%)	7mo	$110,000	$89	76
571 W Philadelphia St	0.26mi	3/1.5	1,134 (-6%)	8mo	$115,000	$101	70
411 Saint Paul St	0.51mi	3/1.0	1,168 (-3%)	6mo	$135,000	$116	66
348 W Gay Ave	0.52mi	3/1.0	1,128 (-6%)	1mo	$92,000	$82	65
1112 W Poplar St	0.50mi	3/1.0	1,296 (+8%)	3mo	$91,000	$70	61
523 W Springettsbury Ave	0.71mi	3/1.0	1,188 (-1%)	8mo	$189,500	$160	59
230 Park Pl	0.51mi	4/1.5 (+1)	1,147 (-4%)	6mo	$145,000	$126	57
751 Florida Ave	0.74mi	4/2.0 (+1)	1,200 (0%)	8mo	$222,000	$185	50
284 W Maple St	0.65mi	3/1.5	1,360 (+13%)	8mo	$183,000	$135	39
337 Garfield St	0.64mi	4/1.0 (+1)	1,366 (+14%)	5mo	$128,000	$94	38
330 N Newberry St	0.66mi	4/1.0 (+1)	1,036 (-14%)	5mo	$105,500	$102	37
600 N Hartley St #204	0.70mi	2/2.0 (-1)	1,056 (-12%)	4mo	$120,000	$114	35

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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-16,174
• Equity at exit: $23,111

10-year hold

• IRR: 3.4%
• Equity multiple: 1.28×
• Total profit: $12,343
• Equity at exit: $13,402

Cash invested: $43,400 (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 17401

• Home prices YoY: -16.5%
• Rents YoY: 6.4%
• Active inventory: 63
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$813
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $65

Break-even live

Break-even rent $1,288

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $153	-5% $109	+0% $65	+5% $21	+10% $-23
Rent	-10% $-43	-5% $11	+0% $65	+5% $119	+10% $173
Rate	-1.0pp $143	-0.5pp $105	base $65	+0.5pp $25	+1.0pp $-16

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	0.22mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.29mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	0.30mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	14d	1	0.42mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	0.48mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	14d	1	0.51mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	22d	1	0.55mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	14d	1	0.65mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	0.68mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	0.68mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	22d	1	0.70mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	44d	1	0.70mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	44d	1	0.74mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	22d	1	0.76mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	0.78mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	14d	1	0.79mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	0.86mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.88mi
50 S Highland Ave York, PA	2.0–3.0	1.0–1.5	1015	$1,394	$1.37	14d	1	0.88mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	0.91mi
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	22d	1	0.96mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	14d	1	0.98mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	1.04mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	1.05mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	22d	1	1.05mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	1.13mi
1559 W King St Unit 2 West York, PA	3.0	1.0	1020	$1,250	$1.23	14d	1	1.14mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	1.15mi
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	22d	1	1.18mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	14d	1	1.20mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	14d	1	1.23mi
1704 W Market St Unit 2 West York, PA	2.0	1.0	850	$900	$1.06	22d	1	1.25mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	14d	1	1.33mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	44d	1	1.33mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	22d	1	1.47mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	14d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $155,000 Active 16 DOM
2. 2026-06-17
   days on market $155,000 Active 15 DOM
3. 2026-06-16
   days on market $155,000 Active 14 DOM
4. 2026-06-15
   days on market $155,000 Active 13 DOM
5. 2026-06-14
   days on market $155,000 Active 11 DOM
6. 2026-06-13
   days on market $155,000 Active 10 DOM
7. 2026-06-10
   days on market $155,000 Active 8 DOM
8. 2026-06-09
   days on market $155,000 Active 7 DOM
9. 2026-06-08
   days on market $155,000 Active 6 DOM
10. 2026-06-07
    days on market $155,000 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $155,000 Active 1 DOM

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$383/yr (+$32/mo · 22.7%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,449
• − Mortgage interest: −$8,682
• − Property taxes: −$1,684
• − Insurance: −$775
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,509
• Taxable loss: −$1,833
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,222/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: York City SD
• NCES district ID: 4226820
• Math proficiency: 4% ▼ -7.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $29,470
• Composite: 7.61/100
• National rank: #9943
• State rank: #534 of 539 in PA

Livability — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, PA
• County: York County · 278,806 people
• City population: 184,764
• Metro: York-Hanover, PA
• Population (ZIP): 18,570
• Household income: $42,826
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 1360.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 31% Black 24% Two or more races 15%
• Hispanic origin (detail): Mexican 5% Puerto Rican 22% Dominican 10%
• Common ancestry: Romanian 2% Hispanic 1% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% French/Haitian/Cajun 2%

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: ▼ -63.82%
• Current HPI: 323.5537
• Rent YoY: ▲ 6.37%
• 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

+362.7% since first listed

11 events — show timeline

• 2026-06-02 Listed $155,000 BRIGHT MLS
• 2023-03-10 Sold (Public Records) $85,000 Public Records
• 2023-03-10 Sold (MLS) $85,000 BRIGHT MLS
• 2023-02-18 Pending — BRIGHT MLS
• 2023-02-17 Listed $85,000 BRIGHT MLS
• 2023-02-13 Coming Soon $85,000 BRIGHT MLS
• 2004-06-21 Sold (Public Records) $17,000 Public Records
• 1998-11-20 Sold (MLS) $16,000 BRIGHT MLS
• 1998-10-14 Listing Removed — BRIGHT MLS
• 1998-08-10 Listed $17,750 BRIGHT MLS
• 1994-09-29 Sold (Public Records) $33,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,684 · +0.9% YoY. Source: county tax records.