306 W Jackson St · York, PA 17401

$150,000

6 bd · 1.5 ba · 2,181 sqft · Townhouse public records · 5 Days on market

Built 1900 3,049 sqft lot $69/sqft · at area comps Est $148k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.2/10.0
• ARV discount +6.8/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this exceptional opportunity to own a fully occupied, income-producing property just minutes from York College. This spacious home features 6 bedrooms, making it ideal for a variety of high-demand rental uses including student housing, rooming house, boarding house, or transitional living arrangements. The property is already generating income with tenants in place, offering immediate cash flow. Its prime location near campus makes it especially attractive to students and they love the extra space. Whether you're expanding your portfolio or stepping into real estate investing, this property offers a turnkey opportunity with great income potential. Take ownership of this inc

Key facts

• Fully occupied
• Turnkey opportunity
• Built 1900

Tags

• INCOME PRODUCING PROPERTY
• FULLY OCCUPIED
• PRIME LOCATION NEAR CAMPUS
• TURNKEY OPPORTUNITY
• GREAT INCOME POTENTIAL

Property features AI

Finance

• Other: Year built is estimated
• Financial info: Lease not considered

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: End of row townhouse; Fee simple ownership
• Construction: Brick construction; Slab foundation; Above- and below-grade structures
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Six bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; One full bathroom total; One half bathroom total
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Unfinished basement; Property manager on site; Living area source is Assessor
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $1,833/mo this rent would consume 51% of the median local household income ($43k/yr) (locally 1360% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $150k implies a 74% 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 $150,000

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. 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: 1.22% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (median comp): $147,833
• List price: $150,000
• Delta: 1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 W Jackson St	0.07mi	5/1.5 (-1)	1,986 (-9%)	8mo	$161,500	$81	70
251 W Cottage Pl	0.16mi	5/2.0 (-1)	2,265 (+4%)	14mo	$210,000	$93	67
28 W Jackson St	0.34mi	5/1.0 (-1)	2,298 (+5%)	14mo	$195,000	$85	57
244 S Pershing Ave	0.52mi	5/1.5 (-1)	2,168 (-1%)	16mo	$164,900	$76	57
156 S Pershing Ave	0.60mi	5/1.5 (-1)	2,270 (+4%)	9mo	$179,900	$79	53
533 Country Club Rd	0.39mi	5/2.0 (-1)	1,997 (-8%)	14mo	$276,000	$138	49
217 E Cottage Pl	0.70mi	5/1.5 (-1)	2,011 (-8%)	1mo	$210,000	$104	48
139 W Jackson St	0.23mi	5/1.0 (-1)	1,880 (-14%)	16mo	$125,000	$66	46
32 E Cottage Pl	0.48mi	5/1.5 (-1)	1,924 (-12%)	15mo	$171,500	$89	41
458 W Princess St	0.60mi	5/1.0 (-1)	1,872 (-14%)	10mo	$110,000	$59	33
237 S Hartley St	0.57mi	5/1.5 (-1)	1,854 (-15%)	18mo	$165,000	$89	28
240 E Cottage Pl	0.75mi	5/2.5 (-1)	1,908 (-12%)	15mo	$198,000	$104	23

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $6,634
• Equity at exit: $22,365

10-year hold

• IRR: 16.4%
• Equity multiple: 2.56×
• Total profit: $65,727
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$787
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $384

Break-even live

Break-even rent $1,347

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $469	-5% $427	+0% $384	+5% $342	+10% $299
Rent	-10% $239	-5% $312	+0% $384	+5% $457	+10% $529
Rate	-1.0pp $460	-0.5pp $422	base $384	+0.5pp $345	+1.0pp $306

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	15d	1	0.25mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	45d	1	0.81mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	45d	1	0.84mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	22d	1	0.92mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	45d	1	0.98mi

Listing history 5 events

1. 2026-05-09
   status Pending 841-char remark
2. 2026-05-04
   listed $150,000 Active 841-char remark
3. 2021-02-26
   soldstatus $86,325
4. 2004-07-28
   soldstatus $63,000
5. 1997-03-25
   soldstatus $39,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,996
• − Mortgage interest: −$8,402
• − Property taxes: −$2,577
• − Insurance: −$750
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,364
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $4,039/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

+284.6% since first listed

5 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-05-04 Listed $150,000 BRIGHT MLS
• 2021-02-26 Sold (Public Records) $86,325 Public Records
• 2004-07-28 Sold (Public Records) $63,000 Public Records
• 1997-03-25 Sold (Public Records) $39,000 Public Records

Property tax history

-0.1%/yr

Latest (2026): $2,577 · +1.6% YoY. Source: county tax records.