988 Midland Ave · Valley View, PA 17403

$174,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1947 4,600 sqft lot $166/sqft · 21% below area Est $222k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DELIGHTFUL ALL BRICK POST WAR CAPE COD IN MT ROSE. THIS COZY 2 BR HOME BOASTS HW FLRS, NEW ROOF, NEWER FURNACE/WTR HTR & CENTRAL A/C. HOME IS BEING SOLD FULLY FURNISHED~ALL CONTENTS IN HOME CONVEY TO BUYER. SEE ASSOCIATED TWP DOC REGARDING REQUIRED SIDEWALK REPAIR TO BE COMPLETED BY BUYER BY 7-1-09.

Key facts

• 4,600 sq ft lot
• Built 1947
• Listed 3 days

Property features AI

Finance

• Other: Not in a federal flood zone; Ground rent and front foot fee paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; 100 amp electric service with circuit breakers; Cable internet/TV available; Phone service; Municipal trash service
• Home design: Detached property; Fee simple ownership; Average condition
• Construction: Built with aluminum siding, block, concrete, brick, stick built components, and vinyl siding; Block foundation; Asphalt shingle roof (architectural shingle)
• Exterior features: Cleared, level lot with rear yard; Porch(es) and deck(s); Shed

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Two bedrooms on the upper level
• Flooring: Solid hardwood and wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating (90% efficiency); Central air conditioning
• Interior features: Plaster walls; Tub shower; Formal separate dining room; Galley kitchen; Wood floors
• Laundry & utility: Washer and dryer in the basement; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (20.8% below list).
• Recommended offer: $138k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#67 in PA, #467 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+.
• York Suburban SD (suburban): math 50% / reading 71% proficiency, ranked #65 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley View El Sch (321 students, 38% FRL); York Suburban Ms (math 30% / reading 63%, grade D+, #172 of 512 statewide, top 35%, 713 students, 40% FRL); York Suburban Shs (math 85% / reading 82%, grade A, #12 of 437 statewide, top 3%, 873 students, 36% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 223 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $138,434 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (median comp): $222,254
• List price: $174,900
• Delta: -21.31%
• 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
1037 Lancaster Ave	0.10mi	3/1.0 (+1)	1,034 (-2%)	8mo	$200,000	$193	81
1305 Lancaster Ave	0.35mi	3/1.0 (+1)	1,050 (-1%)	6mo	$230,000	$219	73
1262 S Albemarle St	0.31mi	3/2.0 (+1)	1,128 (+7%)	4mo	$225,000	$199	62
766 Clearmount Rd	0.44mi	3/1.0 (+1)	1,025 (-3%)	10mo	$255,000	$249	61
1212 E Jackson St	0.17mi	2/1.0	908 (-14%)	11mo	$153,000	$169	60
722 Lancaster Ave	0.22mi	3/1.0 (+1)	1,188 (+12%)	7mo	$202,500	$170	58
1140 E Prospect St	0.44mi	3/1.0 (+1)	1,142 (+8%)	13mo	$229,900	$201	50
647 Wheatlyn Dr	0.45mi	3/2.0 (+1)	972 (-8%)	13mo	$230,000	$237	46
844 E Boundary Ave	0.50mi	3/2.0 (+1)	960 (-9%)	12mo	$162,500	$169	42
345 Simpson St	0.72mi	3/1.0 (+1)	1,133 (+7%)	9mo	$220,000	$194	42
332 Springdale Rd	0.71mi	3/1.0 (+1)	1,152 (+9%)	13mo	$195,000	$169	36
930 Edgar St	0.71mi	3/2.0 (+1)	1,200 (+14%)	1mo	$289,000	$241	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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.21×
• Total profit: $-38,728
• Equity at exit: $26,078

10-year hold

• IRR: -13.5%
• Equity multiple: 0.16×
• Total profit: $-40,968
• Equity at exit: $15,122

Cash invested: $48,972 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 223
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$917
• Tax from tax record: −$299 /mo · $3,594/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-196

Break-even live

Break-even rent $1,632

Max offer price $140,293

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-146	+0% $-196	+5% $-245	+10% $-295
Rent	-10% $-305	-5% $-251	+0% $-196	+5% $-141	+10% $-87
Rate	-1.0pp $-108	-0.5pp $-151	base $-196	+0.5pp $-241	+1.0pp $-287

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	45d	1	0.39mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	15d	1	0.75mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	15d	1	0.76mi
728 E Princess St Apt 3 York, PA	2.0	1.0	822	$995	$1.21	45d	1	0.87mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	15d	1	0.90mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	15d	1	1.01mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	15d	1	1.12mi
606 E Market St Unit 1STFLRREAR York, PA	2.0	1.0	700	$925	$1.32	15d	1	1.13mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	45d	1	1.14mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	45d	1	1.17mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	45d	1	1.17mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	23d	1	1.18mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	45d	1	1.19mi
2000 Maplewood Dr York, PA	1.0–2.0	1.0	749	$1,590	$2.12	15d	18	1.19mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	45d	1	1.20mi
347 E King St Unit 1 York, PA	1.0	1.0	800	$1,000	$1.25	45d	1	1.20mi
100 Bridlewood Way York, PA	1.0–2.0	1.0–2.0	1100	$1,804	$1.64	15d	8	1.27mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	23d	1	1.38mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $174,900 Pending 3 DOM
2. 2026-06-02
   days on market $174,900 Active 2 DOM
3. 2026-06-01
   statusdays on market $174,900 Active 1 DOM
4. 2026-05-31
   days on market $174,900 Coming Soon 16 DOM
5. 2026-05-30
   days on market $174,900 Coming Soon 15 DOM
6. 2026-05-15
   historical $174,900 537-char remark
7. 2008-08-05
   soldstatus $120,000
8. 2008-07-31
   soldstatus $120,000 306-char remark

   Show marketing remark (306 chars)

   DELIGHTFUL ALL BRICK POST WAR CAPE COD IN MT ROSE. THIS COZY 2 BR HOME BOASTS HW FLRS, NEW ROOF, NEWER FURNACE/WTR HTR & CENTRAL A/C. HOME IS BEING SOLD FULLY FURNISHED~ALL CONTENTS IN HOME CONVEY TO BUYER. SEE ASSOCIATED TWP DOC REGARDING REQUIRED SIDEWALK REPAIR TO BE COMPLETED BY BUYER BY 7-1-09.

9. 2008-06-16
   listed $119,900 306-char remark

   Show marketing remark (306 chars)

   DELIGHTFUL ALL BRICK POST WAR CAPE COD IN MT ROSE. THIS COZY 2 BR HOME BOASTS HW FLRS, NEW ROOF, NEWER FURNACE/WTR HTR & CENTRAL A/C. HOME IS BEING SOLD FULLY FURNISHED~ALL CONTENTS IN HOME CONVEY TO BUYER. SEE ASSOCIATED TWP DOC REGARDING REQUIRED SIDEWALK REPAIR TO BE COMPLETED BY BUYER BY 7-1-09.

ⓘ 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: $3,594 · $299/mo
• Projected year-2 tax: $3,594 · $299/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $16,612
• − Mortgage interest: −$9,797
• − Property taxes: −$3,594
• − Insurance: −$874
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$5,088
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-1,055/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 Suburban SD
• NCES district ID: 4226850
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $64,375
• Composite: 52.78/100
• National rank: #1541
• State rank: #65 of 539 in PA

Livability — Valley View

• Score: 85/100
• State rank: #67
• US rank: #467

Category grades

Amenities D+ Commute B+ 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: Valley View, PA
• County: York County · 278,806 people
• City population: 1,529
• Metro: York-Hanover, PA
• Population (ZIP): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• 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

+45.9% since first listed

6 events — show timeline

• 2026-06-03 Pending — BRIGHT MLS
• 2026-06-01 Listed $174,900 BRIGHT MLS
• 2026-05-15 Coming Soon $174,900 BRIGHT MLS
• 2008-08-05 Sold (Public Records) $120,000 Public Records
• 2008-07-31 Sold (MLS) $120,000 BRIGHT MLS
• 2008-06-16 Listed $119,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $3,594 · +5.6% YoY. Source: county tax records.