1748 San Gabriel Dr · East York, PA 17406

$190,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 7 Days on market

Built 1960 0.26 ac lot $183/sqft · 25% below area Est $254k · 25% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid built brick rancher in the Central York School District. This 2-bedroom, 1-bath home offers classic charm with hardwood floors and a brick fireplace, all on one convenient level. Built in 1960, it features a traditional layout, a 1-car garage, and an enclosed patio ideal for year-round enjoyment. Nicely located just minutes from shopping, schools, and Route 30, this home combines comfort, convenience, and lasting value.

Key facts

• 0.26 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Basement garage with inside access (side entry); One attached garage space; Total of three garage/parking spaces; Asphalt driveway with two driveway spaces; On-street and off-street parking available
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Municipal trash service; Phone service available
• Home design: Detached property; Level entry at main; Average condition; Construction includes brick, concrete, masonry, stick-built, wood siding; Casement windows; Asphalt shingle roof
• Construction: Block foundation; Built with brick and wood siding; Cast iron plumbing
• Exterior features: Awnings; Sidewalks; Patio; Porch; Screened outdoor living area; Front yard; Level lot; Rear yard; Road frontage; No tidal water

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Luxury vinyl plank; Vinyl
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central forced-air heating (natural gas); Window air conditioning units; 100 amp electric service with circuit breakers
• Interior features: Attic; Tub with shower; Galley kitchen layout; Primary/master bath; Window treatments; Wood floors; Plaster walls; Brick fireplace
• Laundry & utility: Washer/dryer hookups in basement; Basement laundry area; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $186k (2.0% below list).
• Recommended offer: $186k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in East 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 82/100 on livability (#141 in PA, #1,138 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Central York Ms (math 21% / reading 59%, grade F, #257 of 512 statewide, top 52%, 881 students, 45% FRL); Central York Hs (math 61% / reading 74%, grade B, #59 of 437 statewide, top 14%, 1,807 students, 40% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 6 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).

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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,217 (2.0% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $253,603
• List price: $190,000
• Delta: -25.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 San Gabriel Dr	0.00mi	2/1.0 (-1)	1,040 (0%)	0mo	$201,000	$193	95
1777 San Gabriel Dr	0.05mi	3/1.0	1,140 (+10%)	5mo	$229,900	$202	77
1719 Argyle Dr	0.16mi	3/1.0	1,000 (-4%)	17mo	$259,000	$259	72
1775 Argyle Dr	0.09mi	3/1.0	1,140 (+10%)	14mo	$250,000	$219	68
1789 Argyle Dr	0.09mi	3/2.0	1,140 (+10%)	12mo	$275,000	$241	65
1715 Pelham Dr	0.20mi	3/1.0	1,092 (+5%)	23mo	$204,000	$187	63
1095 Ridgewood Rd	0.65mi	3/1.0	1,104 (+6%)	14mo	$214,000	$194	47
1450 N Harrison St	0.68mi	3/1.0	1,074 (+3%)	24mo	$250,000	$233	43
1812 N Eberts Ln	0.69mi	2/1.5 (-1)	1,008 (-3%)	16mo	$210,000	$208	42
1110 Arthur St	0.74mi	3/1.0	1,177 (+13%)	4mo	$249,900	$212	40
1829 E Wallace St	0.66mi	3/2.0	1,118 (+8%)	15mo	$284,900	$255	40

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-23,227
• Equity at exit: $28,330

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,343
• Equity at exit: $16,428

Cash invested: $53,200 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$996
• Tax from tax record: −$278 /mo · $3,332/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $118

Break-even live

Break-even rent $1,713

Max offer price $190,000

Occupancy floor 89%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Camelot Arms York, PA	1.0–2.0	1.0–2.0	1073	$1,973	$1.84	13d	15	0.17mi
1 Wyndham Dr York, PA	1.0–3.0	1.0–2.0	1046	$1,990	$1.90	13d	3	1.05mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	13d	1	1.17mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	13d	1	1.28mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	13d	1	1.35mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	1.48mi

Listing history 15 events

1. 2026-05-14
   status Pending 429-char remark
2. 2026-05-08
   listed $190,000 Active 429-char remark
3. 2026-05-06
   historical $190,000 429-char remark
4. 2024-12-31
   historical
5. 2024-10-03
   price $240,000
6. 2024-07-28
   listed $250,000 Active
7. 2024-07-24
   historical
8. 2022-11-29
   historical
9. 2022-10-24
   price $199,900
10. 2022-09-26
    price $209,900
11. 2022-09-07
    price $214,900
12. 2022-08-22
    price $217,900
13. 2022-08-04
    price $219,900
14. 2022-07-25
    listed $224,900 Active
15. 1986-03-17
    soldstatus $49,900

ⓘ 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: $3,332 · $278/mo
• Projected year-2 tax: $3,332 · $278/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 14 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: $22,346
• − Mortgage interest: −$10,643
• − Property taxes: −$3,332
• − Insurance: −$950
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$5,527
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,818/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 — East York

• Score: 82/100
• State rank: #141
• US rank: #1138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 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: ▼ -92.81%
• Current HPI: 245.4821
• Rent YoY: —
• 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

+302.8% since first listed

16 events — show timeline

• 2026-06-04 Sold (MLS) $201,000 BRIGHT MLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-08 Listed $190,000 BRIGHT MLS
• 2026-05-06 Coming Soon $190,000 BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-10-03 Price Changed $240,000 BRIGHT MLS
• 2024-07-28 Listed $250,000 BRIGHT MLS
• 2024-07-24 Coming Soon — BRIGHT MLS
• 2022-11-29 Listing Removed — BRIGHT MLS
• 2022-10-24 Price Changed $199,900 BRIGHT MLS
• 2022-09-26 Price Changed $209,900 BRIGHT MLS
• 2022-09-07 Price Changed $214,900 BRIGHT MLS
• 2022-08-22 Price Changed $217,900 BRIGHT MLS
• 2022-08-04 Price Changed $219,900 BRIGHT MLS
• 2022-07-25 Listed $224,900 BRIGHT MLS
• 1986-03-17 Sold (Public Records) $49,900 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,332 · -48.6% YoY. Source: county tax records.