1274 W Princess St · West York, PA 17404

$174,999

5 bd · 1.0 ba · 1,728 sqft · Townhouse public records · 86 Days on market

Built 1930 1,599 sqft lot $101/sqft · 27% below area Est $239k · 27% 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 +4.9/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

Key facts

• 1,599 sq ft lot
• Built 1930
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $174k (0.7% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% in West 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 74/100 on livability (#488 in PA, #4,486 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, amenities F, commute F.
• West York Area SD (suburban): math 29% / reading 45% proficiency, ranked #379 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 86 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $164,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $238,937
• List price: $174,999
• Delta: -26.76%
• 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
925 W College Ave	0.38mi	5/1.0	1,660 (-4%)	3mo	$129,900	$78	74
1254 W Poplar St	0.06mi	4/1.0 (-1)	1,536 (-11%)	1mo	$192,000	$125	72
1206 W Poplar St	0.15mi	5/1.5	1,572 (-9%)	5mo	$135,000	$86	72
818 W King St	0.45mi	5/1.5	1,824 (+6%)	1mo	$203,000	$111	67
837 W Locust St	0.42mi	4/2.0 (-1)	1,716 (-1%)	6mo	$140,000	$82	66
26 N Highland Ave	0.40mi	4/1.0 (-1)	1,660 (-4%)	6mo	$166,000	$100	65
908 W College Ave	0.40mi	4/1.5 (-1)	1,650 (-4%)	5mo	$131,950	$80	62
826 Fern Pl	0.58mi	5/1.0	1,572 (-9%)	0mo	$128,000	$81	58
812 W King St	0.46mi	5/2.0	1,872 (+8%)	4mo	$190,000	$101	57
1514 W Philadelphia St	0.51mi	4/1.0 (-1)	1,536 (-11%)	1mo	$205,000	$133	52
847 Florida Ave	0.68mi	4/1.0 (-1)	1,843 (+7%)	3mo	$154,000	$84	49
628 W Princess St	0.64mi	4/1.0 (-1)	1,980 (+15%)	3mo	$105,000	$53	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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-15,190
• Equity at exit: $26,093

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $22,910
• Equity at exit: $15,131

Cash invested: $49,000 (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 17404

• Rents YoY: 6.4%
• Active inventory: 249
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$918
• Tax from tax record: −$273 /mo · $3,274/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $110

Break-even live

Break-even rent $1,599

Max offer price $174,999

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	0.39mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	44d	1	0.57mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	44d	1	0.60mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	21d	1	0.74mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	0.79mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	1.10mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	44d	1	1.23mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	1.33mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	1.38mi

Listing history 8 events

1. 2026-05-19
   status Pending 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

2. 2026-05-16
   price $174,999 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

3. 2026-03-11
   price $189,900 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

4. 2026-03-07
   price $208,000 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

5. 2026-02-22
   listed $210,000 Active 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

6. 2026-02-21
   historical $210,000 911-char remark

   Show marketing remark (911 chars)

   Walk in to this beautiful remodeled 5 bedroom, 1 bath home located in West York Boro. This spacious home offers modern updates and classic charm, Enjoy relaxing on the inviting front porch or entertaining in the backyard- all perfect for picnics, pets or gardening. Inside you will find a bright living space, highlighted by a bay window that fills the home with natural light. The updated kitchen comes with a stove and refrigerator, making move in easy and convenient This home is near shopping, dining and everyday conveniences. Also, Quick access to York Fairgrounds for year-round entertainment and events. There is a potential for off street parking in the back of the house. Schedule your showing today to see everything this home has to offer. Please be advised that this is 1274 and google maps is showing the neighboring property please confirm you are looking at the correct property as shown in MLS.

7. 2024-11-06
   soldstatus $55,000
8. 2003-07-31
   soldstatus $25,000

ⓘ 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: $3,274 · $273/mo
• Projected year-2 tax: $3,274 · $273/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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,860
• − Mortgage interest: −$9,803
• − Property taxes: −$3,274
• − Insurance: −$875
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,091
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,683/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: West York Area SD
• NCES district ID: 4225980
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $54,375
• Composite: 32.36/100
• National rank: #5736
• State rank: #379 of 539 in PA

Livability — West York

• Score: 74/100
• State rank: #488
• US rank: #4486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West York, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+600.0% since first listed

8 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-16 Price Changed $174,999 BRIGHT MLS
• 2026-03-11 Price Changed $189,900 BRIGHT MLS
• 2026-03-07 Price Changed $208,000 BRIGHT MLS
• 2026-02-22 Listed $210,000 BRIGHT MLS
• 2026-02-21 Coming Soon $210,000 BRIGHT MLS
• 2024-11-06 Sold (Public Records) $55,000 Public Records
• 2003-07-31 Sold (Public Records) $25,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,274 · +5.7% YoY. Source: county tax records.