629 Poplar St · Denver, PA 17517

$329,900

4 bd · 2.5 ba · 1,392 sqft · SingleFamily public records · 1 Days on market

Built 1985 0.40 ac lot Est $340k · 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 +21.7/30.0
• ARV discount +8.8/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 629 Poplar Street! Nestled on the edge of Denver Borough in the heart of Cocalico School District! This beautiful 4 bedroom, 2 1/2 bathroom home is in an ideal location near downtown Denver. Traditional Cape Cod layout with hardwood floors and fireplace in the living room. Separate dining room and an additional family room! Also featuring a fully finished lower level that offers the potential for an office and has a full bathroom, laundry and ready for in-law type kitchenette! Also ideal for entertaining is the Trex and vinyl deck along with the fully fenced in back yard perfect for pets, kids, or just some privacy! Featuring a one car garage and plenty of storage! Great location near downtown Denver. Let's get you home for the holidays!

Key facts

• 0.4 acre lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: Front-entry attached garage (1 car); Asphalt driveway with about 5 driveway spaces; Total of about 6 parking spaces
• Utilities: Public water; Public sewer; Electric heating, electric hot water; Central A/C (electric)
• Home design: Detached structure; Architectural shingle roof; Stick-built construction; Level entry to main; Assessor source for year built
• Construction: Block foundation; Built with stick-built construction; Shed on property
• Exterior features: Flood lights; Outbuilding(s) and shed; Play area; Wood fencing; Adjoins open space

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level; One bedroom on the lower level
• Flooring: Carpet; Hardwood; Laminate plank; Luxury vinyl plank; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Breakfast area; Dining area; Full, fully finished basement with walkout/daylight; Brick fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).

Location & tenants

• Location reads 73/100 on livability (#592 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Denver El Sch (math 51% / reading 63%, grade C+, #444 of 1,518 statewide, top 32%, 437 students, 46% FRL); Cocalico Ms (math 34% / reading 59%, grade D+, #172 of 512 statewide, top 35%, 682 students, 43% FRL); Cocalico Shs (math 78% / reading 24%, grade D+, #121 of 437 statewide, top 28%, 1,008 students, 38% FRL) — zoned schools average 42% FRL vs 22% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• 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 $329,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $339,648
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Poplar St	0.26mi	4/1.5	1,400 (+1%)	6mo	$540,000	$386	78
850 Locust St	0.26mi	4/2.0	1,344 (-3%)	14mo	$310,000	$231	68
667 Poplar St	0.08mi	4/2.0	1,568 (+13%)	11mo	$306,100	$195	64
520 Elm St	0.18mi	3/1.0 (-1)	1,248 (-10%)	1mo	$337,000	$270	63
900 Evergreen St	0.33mi	3/1.5 (-1)	1,364 (-2%)	11mo	$333,000	$244	63
842 N 4th St	0.26mi	3/2.0 (-1)	1,580 (+14%)	1mo	$385,000	$244	57
985 S Ridge Rd	0.33mi	4/1.5	1,521 (+9%)	10mo	$486,000	$320	57
515 Spruce St	0.31mi	4/1.0	1,200 (-14%)	20mo	$290,000	$242	40
817 Evergreen St	0.32mi	3/1.5 (-1)	1,561 (+12%)	19mo	$330,000	$211	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-21,222
• Equity at exit: $49,189

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $23,140
• Equity at exit: $28,524

Cash invested: $92,372 (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 17517

• Home prices YoY: -29.3%
• Active inventory: 75
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$392 /mo · $4,704/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $505

Break-even live

Break-even rent $2,860

Max offer price $329,900

Occupancy floor 81%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 S Ridge Rd Denver, PA	4.0	1.5	1521	$3,500	$2.30	43d	1	0.34mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $329,900 Pending 1 DOM

ⓘ 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: $4,704 · $392/mo
• Projected year-2 tax: $4,958 · $413/mo
• Expected delta: +$254/yr (+$21/mo · 5.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$18,480
• − Property taxes: −$4,704
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,597
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $5,862/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — Denver

• Score: 73/100
• State rank: #592
• US rank: #5643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denver, PA
• Population (ZIP): 15,045

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · German/W. Germanic 4% Russian/Polish/Slavic 2% Spanish 2%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.05%
• Current HPI: 262.8646
• Rent YoY: —
• Metro: —
• 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

+187.9% since first listed

10 events — show timeline

• 2026-06-07 Pending — BRIGHT MLS
• 2026-06-06 Listed $329,900 BRIGHT MLS
• 2026-06-06 Coming Soon $329,900 BRIGHT MLS
• 2024-01-31 Sold (Public Records) $290,000 Public Records
• 2024-01-31 Sold (MLS) $290,000 BRIGHT MLS
• 2023-12-29 Pending — BRIGHT MLS
• 2023-12-21 Price Changed $300,000 BRIGHT MLS
• 2023-11-27 Listed $325,000 BRIGHT MLS
• 2023-11-06 Coming Soon $325,000 BRIGHT MLS
• 1996-06-03 Sold (Public Records) $114,600 Public Records

Property tax history

+2.4%/yr

Latest (2026): $4,704 · +5.7% YoY. Source: county tax records.