1269 E Philadelphia St · York, PA 17403

$139,900

4 bd · 1.5 ba · 1,256 sqft · Townhouse public records · 12 Days on market

Built 1900 4,356 sqft lot Est $167k · 16% 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 +23.5/30.0
• ARV discount +14.8/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• 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

Tenant occupied townhome with a 1 car detached garage. Rent is $750 and $100 garage. Tenant pays all utilities.

Key facts

• 2 garage spots
• Built 1900
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.5% 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); 219 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $45k; list at $140k implies a 211% 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 $139,900

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: 1.13% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $167,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 E King St	0.27mi	4/1.5	1,228 (-2%)	2mo	$196,000	$160	82
1269 E Philadelphia St	0.00mi	4/1.5	1,429 (+14%)	1mo	$130,000	$91	76
219 S Albemarle St	0.50mi	3/1.0 (-1)	1,280 (+2%)	1mo	$142,000	$111	66
1147 E King St	0.27mi	4/1.0	1,394 (+11%)	2mo	$186,000	$133	65
818 Wallace St	0.49mi	3/1.0 (-1)	1,220 (-3%)	0mo	$130,000	$107	65
926 E Market St	0.42mi	3/1.0 (-1)	1,158 (-8%)	2mo	$155,000	$134	59
718 York St	0.62mi	3/1.0 (-1)	1,226 (-2%)	3mo	$165,000	$135	57
715 E Clarke Ave	0.63mi	3/1.0 (-1)	1,182 (-6%)	1mo	$65,000	$55	53
805 Donnelly St	0.59mi	3/1.5 (-1)	1,344 (+7%)	5mo	$151,500	$113	52
724 York St	0.61mi	3/1.0 (-1)	1,325 (+6%)	4mo	$155,000	$117	52
857 E Princess St	0.66mi	4/1.0	1,360 (+8%)	5mo	$182,000	$134	50
1409 4th Ave	0.56mi	3/1.0 (-1)	1,088 (-13%)	0mo	$180,000	$165	44

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,740
• Equity at exit: $20,860

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $28,028
• Equity at exit: $12,096

Cash invested: $39,172 (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: 219
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$734
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $260

Break-even live

Break-even rent $1,257

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $339	-5% $300	+0% $260	+5% $221	+10% $181
Rent	-10% $135	-5% $198	+0% $260	+5% $323	+10% $386
Rate	-1.0pp $331	-0.5pp $296	base $260	+0.5pp $224	+1.0pp $187

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	45d	1	0.44mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	15d	1	0.51mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	15d	1	0.54mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	15d	1	0.61mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	45d	1	0.66mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	15d	1	0.73mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	22d	1	0.91mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	45d	1	0.94mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	1.08mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	15d	1	1.18mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	15d	1	1.19mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	15d	1	1.34mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	45d	1	1.38mi
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	22d	1	1.49mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   listed $139,900 Active
3. 2019-08-28
   soldstatus $45,000
4. 2019-08-27
   soldstatus $45,000 Closed 111-char remark

   Show marketing remark (111 chars)

   Tenant occupied townhome with a 1 car detached garage. Rent is $750 and $100 garage. Tenant pays all utilities.

5. 2019-08-12
   status Pending 111-char remark

   Show marketing remark (111 chars)

   Tenant occupied townhome with a 1 car detached garage. Rent is $750 and $100 garage. Tenant pays all utilities.

6. 2019-07-24
   listed $49,900 Active 111-char remark

   Show marketing remark (111 chars)

   Tenant occupied townhome with a 1 car detached garage. Rent is $750 and $100 garage. Tenant pays all utilities.

7. 2004-02-25
   soldstatus $22,251 346-char remark

   Show marketing remark (346 chars)

   HUD OWNED CASE#441-641397.SOLD AS IS-UNINSURED-CASH/CONV. INFO NOT GAURANTEE UTILITES ARE OFF. BUYER RESPONSIBLE FOR ACTIVAT/DEACT ALL UTILITES FOR INSP. BUYER PAYS 2%TRANSFER. .NONCASH BUYER MUST HAVE WRITTEN PREAPPROVAL PRIOR TO BIDDING. * * * YORK COUUNTY * * * FOR MORE INFO GO TO WWW. GOLDENFEATHER. COM (E-BIDS PA). ON WEBSITE 11/21/03.

8. 2003-11-20
   listed $24,000 346-char remark

   Show marketing remark (346 chars)

   HUD OWNED CASE#441-641397.SOLD AS IS-UNINSURED-CASH/CONV. INFO NOT GAURANTEE UTILITES ARE OFF. BUYER RESPONSIBLE FOR ACTIVAT/DEACT ALL UTILITES FOR INSP. BUYER PAYS 2%TRANSFER. .NONCASH BUYER MUST HAVE WRITTEN PREAPPROVAL PRIOR TO BIDDING. * * * YORK COUUNTY * * * FOR MORE INFO GO TO WWW. GOLDENFEATHER. COM (E-BIDS PA). ON WEBSITE 11/21/03.

9. 2000-11-22
   soldstatus $59,900
10. 2000-03-30
    soldstatus $19,700
11. 2000-03-27
    soldstatus $19,700
12. 2000-02-07
    historical
13. 1999-09-20
    listed $21,160
14. 1989-08-01
    soldstatus $27,700

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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: $19,036
• − Mortgage interest: −$7,837
• − Property taxes: −$2,412
• − Insurance: −$700
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,070
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,890/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

+405.1% since first listed

14 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-16 Listed $139,900 BRIGHT MLS
• 2019-08-28 Sold (Public Records) $45,000 Public Records
• 2019-08-27 Sold (MLS) $45,000 BRIGHT MLS
• 2019-08-12 Pending — BRIGHT MLS
• 2019-07-24 Listed $49,900 BRIGHT MLS
• 2004-02-25 Sold (MLS) $22,251 BRIGHT MLS
• 2003-11-20 Listed $24,000 BRIGHT MLS
• 2000-11-22 Sold (Public Records) $59,900 Public Records
• 2000-03-30 Sold (Public Records) $19,700 Public Records
• 2000-03-27 Sold (MLS) $19,700 BRIGHT MLS
• 2000-02-07 Listing Removed — BRIGHT MLS
• 1999-09-20 Listed $21,160 BRIGHT MLS
• 1989-08-01 Sold (Public Records) $27,700 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,412 · +0.9% YoY. Source: county tax records.