342 Beaver St · Lancaster, PA 17603

$209,000

3 bd · 1.0 ba · 1,341 sqft · Townhouse public records

Built 1890 1,307 sqft lot Est $251k · 17% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 342 Beaver St! This 4 bed 1 bath has 1,341 sq ft of open-concept living space and is ready for a new owner. This home is perfect for an investor looking for a rental or for a homeowner who wants an affordable property. The 1st floor has vinyl plank flooring and the kitchen has wooden cabinets. Upstairs you will notice the spacious bedrooms and tub shower in the bathroom. There is forced air and an electric hot water heater. Don't miss your opportunity to purchase this townhome in Lancaster City and schedule your showing today!

Key facts

• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $209k.

Deal economics

• At list price, monthly cash flow is $77 ($926/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 $177k (15.2% below list).
• Recommended offer: $177k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $140k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $177,264 (15.2% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
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 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: 0.85% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $250,767
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 Fremont St	0.23mi	3/1.0	1,290 (-4%)	1mo	$174,950	$136	82
504 S Prince St	0.18mi	3/1.0	1,250 (-7%)	1mo	$155,000	$124	80
235 Howard Ave	0.37mi	3/2.0	1,327 (-1%)	1mo	$259,900	$196	76
524 Locust St	0.15mi	4/1.0 (+1)	1,444 (+8%)	1mo	$213,000	$148	74
418 Green St	0.29mi	3/1.5	1,254 (-6%)	2mo	$215,000	$171	72
240 Coral St	0.70mi	3/2.0	1,361 (+2%)	1mo	$291,000	$214	60
813 Fremont St	0.57mi	3/1.5	1,234 (-8%)	1mo	$231,000	$187	58
211 E Chestnut St	0.71mi	3/1.5	1,429 (+7%)	1mo	$330,000	$231	53
614-1/2 Lafayette St	0.50mi	4/1.5 (+1)	1,482 (+10%)	0mo	$252,500	$170	52
846 Marjory Ter	0.56mi	3/1.5	1,160 (-14%)	2mo	$224,000	$193	48
114 N Charlotte St	0.63mi	4/1.5 (+1)	1,492 (+11%)	0mo	$345,000	$231	44
347 E Orange St	0.73mi	2/1.0 (-1)	1,162 (-13%)	0mo	$210,000	$181	38

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-33,403
• Equity at exit: $31,163

10-year hold

• IRR: -13.1%
• Equity multiple: 0.31×
• Total profit: $-40,122
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $77

Break-even live

Break-even rent $1,675

Max offer price $209,000

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $136	+0% $77	+5% $18	+10% $-41
Rent	-10% $-63	-5% $7	+0% $77	+5% $147	+10% $217
Rate	-1.0pp $182	-0.5pp $130	base $77	+0.5pp $23	+1.0pp $-32

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 1/2 Beaver St Lancaster, PA	4.0	1.0	1382	$2,095	$1.52	45d	1	0.03mi
404 Beaver St Lancaster, PA	3.0	1.0	1025	$1,425	$1.39	25d	1	0.05mi
549 Howard Ave Lancaster, PA	4.0	1.0	1439	$1,700	$1.18	45d	1	0.10mi
49 W Farnum St Lancaster, PA	3.0	1.0	1820	$1,650	$0.91	45d	1	0.19mi
422 Hillside Ave Lancaster, PA	2.0	1.0	960	$1,245	$1.30	45d	1	0.21mi
324 New Dorwart St Lancaster, PA	3.0	1.0	1020	$1,495	$1.47	15d	1	0.29mi
537 Woodward St Lancaster, PA	3.0	2.0	1288	$1,650	$1.28	25d	1	0.29mi
214 W Strawberry St Lancaster, PA	3.0	1.0	1175	$1,345	$1.14	22d	1	0.29mi
513 Poplar St Lancaster, PA	3.0	1.5	1184	$1,695	$1.43	45d	1	0.31mi
609 Saint Joseph St Lancaster, PA	4.0	2.0	1523	$1,695	$1.11	45d	1	0.39mi
37 E Filbert St Lancaster, PA	3.0	1.0	1002	$1,750	$1.75	45d	1	0.44mi
529 Manor St Lancaster, PA	3.0	1.0	1434	$1,635	$1.14	15d	1	0.52mi
225 E King St Unit 2 Lancaster, PA	2.0	2.5	1075	$2,600	$2.42	45d	1	0.55mi
225 E King St Unit 1 Lancaster, PA	2.0	1.0	957	$1,950	$2.04	15d	1	0.55mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$4,703	$3.69	15d	48	0.56mi
708 S Lime St Unit 3 Lancaster, PA	4.0	1.0	1742	$1,850	$1.06	45d	1	0.57mi
850 Highland Ave Lancaster, PA	2.0	1.0	1000	$1,300	$1.30	22d	1	0.58mi
128 N Mulberry St Unit 1 Lancaster, PA	2.0	2.0	1500	$2,250	$1.50	25d	1	0.61mi
202 N Queen St Lancaster, PA	2.0	1.0–2.0	697	$2,718	$3.90	15d	12	0.65mi
741 Manor St Lancaster, PA	3.0	1.0	1200	$1,695	$1.41	45d	1	0.67mi
40 Fairview Ave Lancaster, PA	3.0	1.0	1152	$1,700	$1.48	15d	1	0.68mi
14 Coral St Lancaster, PA	3.0	1.5	1355	$1,525	$1.13	45d	1	0.75mi
1127 Wabank St Lancaster, PA	1.0–2.0	1.0	760	$1,650	$2.17	25d	1	0.82mi
231 N Shippen St #224 Lancaster, PA	2.0	2.0	1155	$2,285	$1.98	15d	1	0.82mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	15d	1	0.82mi
1013 Willow Street Pike Lancaster, PA	2.0	1.0	1144	$1,499	$1.31	15d	1	0.83mi
433 W Walnut St Apt 2 Lancaster, PA	2.0	1.0	900	$1,840	$2.04	25d	1	0.84mi
425 N Prince St Apt 206 Lancaster, PA	2.0	2.0	1138	$1,995	$1.75	45d	1	0.90mi
337 W Lemon St Unit 2 Lancaster, PA	3.0	1.0	1588	$1,895	$1.19	15d	1	0.90mi
480 Euclid Ave Lancaster, PA	1.0–2.0	1.0–1.5	830	$1,695	$2.04	45d	1	0.91mi
611 S West End Ave Lancaster, PA	4.0	1.5	1589	$1,800	$1.13	15d	1	0.97mi
520 W Frederick St Lancaster, PA	4.0	1.0	1713	$1,895	$1.11	45d	1	1.14mi
204 Elmshire Dr Lancaster, PA	3.0	2.5	1364	$1,595	$1.17	46d	1	1.16mi
1330 Wabank Rd Lancaster, PA	1.0–3.0	1.0–2.5	1423	$2,062	$1.45	15d	21	1.18mi
738 E Madison St Lancaster, PA	3.0	1.0	1102	$1,750	$1.59	45d	1	1.19mi
27 Roselle Ave Lancaster, PA	2.0	1.0	1128	$1,575	$1.40	45d	1	1.22mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	15d	1	1.24mi
816 N Prince St Lancaster, PA	1.0–2.0	1.0–2.0	794	$2,195	$2.76	15d	7	1.26mi
270 Kentshire Dr Lancaster, PA	3.0	2.5	1512	$2,000	$1.32	46d	1	1.27mi
1121 Spring Grove Ave Lancaster, PA	4.0	2.0	1755	$2,200	$1.25	45d	1	1.29mi

Listing history 11 events

1. 2026-05-11
   historical
2. 2026-05-11
   listed $209,000
3. 2026-02-19
   soldstatus $140,000
4. 2026-02-17
   soldstatus $140,000 Closed 543-char remark

   Show marketing remark (543 chars)

   Welcome to 342 Beaver St! This 4 bed 1 bath has 1,341 sq ft of open-concept living space and is ready for a new owner. This home is perfect for an investor looking for a rental or for a homeowner who wants an affordable property. The 1st floor has vinyl plank flooring and the kitchen has wooden cabinets. Upstairs you will notice the spacious bedrooms and tub shower in the bathroom. There is forced air and an electric hot water heater. Don't miss your opportunity to purchase this townhome in Lancaster City and schedule your showing today!

5. 2026-02-11
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Welcome to 342 Beaver St! This 4 bed 1 bath has 1,341 sq ft of open-concept living space and is ready for a new owner. This home is perfect for an investor looking for a rental or for a homeowner who wants an affordable property. The 1st floor has vinyl plank flooring and the kitchen has wooden cabinets. Upstairs you will notice the spacious bedrooms and tub shower in the bathroom. There is forced air and an electric hot water heater. Don't miss your opportunity to purchase this townhome in Lancaster City and schedule your showing today!

6. 2026-02-05
   price $147,900 543-char remark

   Show marketing remark (543 chars)

   Welcome to 342 Beaver St! This 4 bed 1 bath has 1,341 sq ft of open-concept living space and is ready for a new owner. This home is perfect for an investor looking for a rental or for a homeowner who wants an affordable property. The 1st floor has vinyl plank flooring and the kitchen has wooden cabinets. Upstairs you will notice the spacious bedrooms and tub shower in the bathroom. There is forced air and an electric hot water heater. Don't miss your opportunity to purchase this townhome in Lancaster City and schedule your showing today!

7. 2026-01-29
   listed $149,900 Active 543-char remark

   Show marketing remark (543 chars)

   Welcome to 342 Beaver St! This 4 bed 1 bath has 1,341 sq ft of open-concept living space and is ready for a new owner. This home is perfect for an investor looking for a rental or for a homeowner who wants an affordable property. The 1st floor has vinyl plank flooring and the kitchen has wooden cabinets. Upstairs you will notice the spacious bedrooms and tub shower in the bathroom. There is forced air and an electric hot water heater. Don't miss your opportunity to purchase this townhome in Lancaster City and schedule your showing today!

8. 2001-08-10
   soldstatus $5,900 100-char remark

   Show marketing remark (100 chars)

   NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES

9. 2001-07-17
   historical 100-char remark

   Show marketing remark (100 chars)

   NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES

10. 2001-05-24
    listed $9,900 100-char remark

    Show marketing remark (100 chars)

    NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES NEEDS TLC/BANK OWNED/BUYER PAYS 2% TRANSFER TAXES

11. 1996-09-04
    soldstatus $9,000

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $2,492 · $208/mo
• Expected delta: +$810/yr (+$68/mo · 48.2%)

ⓘ 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: $21,272
• − Mortgage interest: −$11,707
• − Property taxes: −$1,682
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$6,080
• Taxable loss: −$2,646
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $1,561/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

+2222.2% since first listed

11 events — show timeline

• 2026-05-11 Listed $209,000 BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-02-19 Sold (Public Records) $140,000 Public Records
• 2026-02-17 Sold (MLS) $140,000 BRIGHT MLS
• 2026-02-11 Pending — BRIGHT MLS
• 2026-02-05 Price Changed $147,900 BRIGHT MLS
• 2026-01-29 Listed $149,900 BRIGHT MLS
• 2001-08-10 Sold (MLS) $5,900 BRIGHT MLS
• 2001-07-17 Listing Removed — BRIGHT MLS
• 2001-05-24 Listed $9,900 BRIGHT MLS
• 1996-09-04 Sold (Public Records) $9,000 Public Records

Property tax history

-1.0%/yr

Latest (2026): $1,682 · +3.3% YoY. Source: county tax records.