729 E Clarke Ave · York, PA 17403

$99,900

2 bd · 1.5 ba · 840 sqft · Townhouse public records · 53 Days on market

Built 1900 1,498 sqft lot $119/sqft · 9% below area Est $110k · 9% 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 +21.4/30.0
• ARV discount +11.6/15.0
• 1% rule +7.0/10.0
• DSCR +6.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

Key facts

• Built 1900
• Listed 53 days

Property features AI

Finance

• Other: Assessor provided year built and finished area information
• Financial info: Lease not considered
• HOA & community: No HOA details provided

Exterior

• Parking: On-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Hot water: natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl and aluminum siding; Stone foundation
• Exterior features: Urban location; Not in a federal flood zone

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two bedrooms on the first upper level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level; One half bathroom on the first upper level
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Full, unfinished basement; Living area per assessor
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Zoned schools: William Penn Shs (math 22% / reading 8%, grade F, #407 of 437 statewide, top 94%, 1,534 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $109,933
• List price: $99,900
• Delta: -9.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 E Market St	0.21mi	3/1.0 (+1)	864 (+3%)	5mo	$32,000	$37	74
718 Glen Pl	0.05mi	2/1.0	940 (+12%)	9mo	$110,000	$117	68
121 Stanley Pl	0.23mi	2/1.0	896 (+7%)	22mo	$70,000	$78	58
125 Stanley Pl	0.23mi	2/1.0	910 (+8%)	22mo	$70,000	$77	55
533 Vander Ave	0.58mi	2/1.5	772 (-8%)	9mo	$115,000	$149	52
332 E South St	0.72mi	2/1.0	864 (+3%)	13mo	$90,500	$105	49
216 E Gas Ave	0.64mi	2/1.0	739 (-12%)	13mo	$83,500	$113	37
149 Susquehanna Ave	0.68mi	3/1.0 (+1)	884 (+5%)	20mo	$60,000	$68	36
218 E Gas Ave	0.64mi	3/1.0 (+1)	739 (-12%)	16mo	$92,000	$124	30

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-4,930
• Equity at exit: $14,895

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $15,560
• Equity at exit: $8,638

Cash invested: $27,972 (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: 213
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$524
• Tax from tax record: −$231 /mo · $2,772/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $148

Break-even live

Break-even rent $1,008

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	0.15mi
606 E Market St Unit 1STFLRREAR York, PA	2.0	1.0	700	$925	$1.32	13d	1	0.22mi
728 E Princess St Apt 3 York, PA	2.0	1.0	822	$995	$1.21	43d	1	0.34mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.35mi
327 E Philadelphia St Unit 1st Floor York, PA	1.0	1.0	550	$750	$1.36	13d	1	0.51mi
347 E King St Unit 1 York, PA	1.0	1.0	800	$1,000	$1.25	43d	1	0.53mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	0.61mi
232 E Market St York, PA	1.0	1.0	650	$1,299	$2.00	13d	2	0.62mi
164 S Pine St York, PA	1.0	1.0	620	$825	$1.33	43d	1	0.65mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	0.82mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	13d	1	0.89mi
28 N George St York, PA	1.0	1.5	990	$1,295	$1.31	43d	1	0.91mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	43d	1	0.99mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	13d	1	0.99mi
49 W Market St Unit 1R York, PA	1.0	1.0	536	$950	$1.77	43d	1	0.99mi
834 Latimer St Unit 3 York, PA	1.0	1.0	750	$1,110	$1.48	21d	1	1.06mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	43d	1	1.06mi
815 N George St York, PA	1.0	1.0	735	$1,195	$1.63	13d	1	1.06mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	1.07mi
264 W Market St Unit 2 York, PA	1.0	1.0	1012	$1,125	$1.11	43d	1	1.25mi
264 W Market St Unit 2 York, PA	1.0	1.0	1012	$1,125	$1.11	13d	1	1.25mi
1100 Schley Aly York, PA	1.0	1.0	911	$1,195	$1.31	13d	1	1.27mi
283 Park St Unit B10 York, PA	1.0	1.0	550	$995	$1.81	21d	1	1.31mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	1.32mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	21d	1	1.34mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	43d	1	1.34mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	13d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 53 DOM
2. 2026-06-17
   days on market $99,900 Active 52 DOM
3. 2026-06-16
   days on market $99,900 Active 51 DOM
4. 2026-06-15
   days on market $99,900 Active 50 DOM
5. 2026-06-14
   days on market $99,900 Active 48 DOM
6. 2026-06-13
   days on market $99,900 Active 47 DOM
7. 2026-06-10
   days on market $99,900 Active 45 DOM
8. 2026-06-09
   days on market $99,900 Active 44 DOM
9. 2026-06-08
   days on market $99,900 Active 43 DOM
10. 2026-06-07
    days on market $99,900 Active 42 DOM
11. 2026-06-03
    days on market $99,900 Active 38 DOM
12. 2026-06-02
    pricedays on market $99,900 Active 37 DOM
13. 2026-06-01
    days on market $104,900 Active 36 DOM
14. 2026-05-31
    days on market $104,900 Active 35 DOM
15. 2026-05-30
    days on market $104,900 Active 34 DOM
16. 2026-04-27
    listed $104,900 Active 698-char remark
17. 2026-04-25
    historical $104,900 698-char remark
18. 2025-12-31
    historical
19. 2025-05-19
    status Active
20. 2025-05-10
    status Pending
21. 2025-05-02
    price $104,900
22. 2025-04-25
    listed $109,900 Active
23. 2025-04-19
    historical
24. 2023-03-31
    soldstatus $70,000 Closed

    Show marketing remark (646 chars)

    Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

25. 2023-02-08
    status Pending

    Show marketing remark (646 chars)

    Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

26. 2023-01-15
    price $79,899

    Show marketing remark (646 chars)

    Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

27. 2023-01-11
    listed $79,900 Active

    Show marketing remark (646 chars)

    Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

28. 2023-01-10
    historical $79,900

    Show marketing remark (646 chars)

    Endless Potential Come with this Affordable Property in York City$$$ Use this as a Turn Key Rental or Purchase to Live in and pay less than Rent!!! 2 Beds 1 and a Half Bath and Located on the East End of Town. Easy to Maintain and Convenient to all sorts of Amenities! House has been updated Recently and has Plenty of Space to Live Day to Day Life. There is Plenty of On Street Parking as well as OFF STREET parking behind the house to keep your vehicles out of the way :) This is a Great Opportunity to build your portfolio and create passive income or simply to live affordably, Schedule your showing today and take advantage of this GEM!!!

ⓘ 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: $2,772 · $231/mo
• Projected year-2 tax: $2,772 · $231/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 6/10 Major 7 d/yr ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,348
• − Mortgage interest: −$5,596
• − Property taxes: −$2,772
• − Insurance: −$500
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,906
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,710/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): 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

+25.0% since first listed

14 events — show timeline

• 2026-06-02 Price Changed $99,900 BRIGHT MLS
• 2026-04-27 Listed $104,900 BRIGHT MLS
• 2026-04-25 Coming Soon $104,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-05-19 Relisted — BRIGHT MLS
• 2025-05-10 Pending — BRIGHT MLS
• 2025-05-02 Price Changed $104,900 BRIGHT MLS
• 2025-04-25 Listed $109,900 BRIGHT MLS
• 2025-04-19 Coming Soon — BRIGHT MLS
• 2023-03-31 Sold (MLS) $70,000 BRIGHT MLS
• 2023-02-08 Pending — BRIGHT MLS
• 2023-01-15 Price Changed $79,899 BRIGHT MLS
• 2023-01-11 Listed $79,900 BRIGHT MLS
• 2023-01-10 Coming Soon $79,900 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $2,772 · +1.6% YoY. Source: county tax records.