1136 E South St · York, PA 17403

$145,000

3 bd · 1.0 ba · 1,328 sqft · Townhouse public records · 1 Days on market

Built 1900 2,069 sqft lot Est $177k · 18% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready end unit townhome in York Suburban Schools! Featuring a fenced in backyard with an enclosed patio with maintenance free decking! The interior layout features a spacious eat in kitchen which flows into the dinning room and living room. Perfect layout for entertaining. The upper level features three nice sized bedrooms and a full bath. The third floor has been refinished to be utilized as a fourth bedroom or bonus room. The lower level includes a workshop area and the mechanicals have been replaced in 2023! This home offers plenty of storage space! Just minutes to restaurants, shopping, and local amenities. Easy commute to Route 30 and I-83.

Key facts

• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 space); On-street parking; Covered parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas for heating and hot water
• Home design: Semi-detached property; One or more stories (multi-level layout); Assessor-provided year built
• Construction: Brick construction; Block foundation; Asphalt shingle roof; Full basement
• Exterior features: Balcony; Patio(s); Porch(es); Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Gas range/oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (natural gas); Central heating; Electric cooling
• Interior features: Attic; Ceiling fans; Dining area; Formal separate dining room; Traditional floor plan; Kitchen with eat-in/table space; Soaking tub; Wood floors; Other
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.4% 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 Suburban SD (suburban): math 50% / reading 71% proficiency, ranked #65 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: York Suburban Ms (math 30% / reading 63%, grade D+, #172 of 512 statewide, top 35%, 713 students, 40% FRL); York Suburban Shs (math 85% / reading 82%, grade A, #12 of 437 statewide, top 3%, 873 students, 36% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

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

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 $145,000

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: 1.08% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $176,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 E South St	0.00mi	3/1.0	1,328 (0%)	0mo	$145,000	$109	100
219 S Albemarle St	0.48mi	3/1.0	1,280 (-4%)	1mo	$142,000	$111	71
857 E Princess St	0.49mi	4/1.0 (+1)	1,360 (+2%)	5mo	$182,000	$134	64
615 Vander Ave	0.63mi	3/1.0	1,304 (-2%)	4mo	$103,000	$79	64
815 E King St	0.65mi	3/1.5	1,344 (+1%)	6mo	$194,000	$144	61
805 Donnelly St	0.68mi	3/1.5	1,344 (+1%)	5mo	$151,500	$113	60
368 Norway St	0.40mi	4/1.5 (+1)	1,442 (+9%)	2mo	$130,000	$90	58
507 Vander Ave	0.63mi	3/1.0	1,240 (-7%)	5mo	$140,000	$113	56
1147 E King St	0.66mi	4/1.0 (+1)	1,394 (+5%)	2mo	$186,000	$133	54
1151 E King St	0.66mi	4/1.5 (+1)	1,228 (-8%)	2mo	$196,000	$160	48
68 S Albemarle St	0.63mi	4/1.5 (+1)	1,459 (+10%)	3mo	$200,000	$137	45
926 E Market St	0.70mi	3/1.0	1,158 (-13%)	2mo	$155,000	$134	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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-12,382
• Equity at exit: $21,620

10-year hold

• IRR: 3.3%
• Equity multiple: 1.26×
• Total profit: $10,505
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$760
• Tax from tax record: −$284 /mo · $3,402/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $137

Break-even live

Break-even rent $1,398

Max offer price $145,000

Occupancy floor 86%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	43d	1	0.06mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	13d	1	0.53mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	13d	1	0.63mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	13d	1	0.65mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	13d	1	0.69mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	13d	1	0.70mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	0.76mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	43d	1	0.80mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.95mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	0.97mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	1.00mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	1.02mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	1.02mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	1.06mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	43d	1	1.12mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.13mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	43d	1	1.13mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	13d	1	1.23mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	1.24mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	1.40mi
100 Bridlewood Way York, PA	1.0–2.0	1.0–2.0	1100	$1,804	$1.64	13d	8	1.40mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	43d	1	1.41mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	43d	1	1.43mi

Listing history 12 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   listed $145,000 Active
3. 2026-05-19
   historical $145,000
4. 2024-02-02
   historical $1,600
5. 2024-01-02
   listed $1,600
6. 2023-12-26
   historical $1,650
7. 2023-11-25
   listed $1,650
8. 2023-08-09
   soldstatus $135,000
9. 2023-07-21
   soldstatus $135,000 Closed 661-char remark

   Show marketing remark (661 chars)

   Move in ready end unit townhome in York Suburban Schools! Featuring a fenced in backyard with an enclosed patio with maintenance free decking! The interior layout features a spacious eat in kitchen which flows into the dinning room and living room. Perfect layout for entertaining. The upper level features three nice sized bedrooms and a full bath. The third floor has been refinished to be utilized as a fourth bedroom or bonus room. The lower level includes a workshop area and the mechanicals have been replaced in 2023! This home offers plenty of storage space! Just minutes to restaurants, shopping, and local amenities. Easy commute to Route 30 and I-83.

10. 2023-07-01
    status Pending 661-char remark

    Show marketing remark (661 chars)

    Move in ready end unit townhome in York Suburban Schools! Featuring a fenced in backyard with an enclosed patio with maintenance free decking! The interior layout features a spacious eat in kitchen which flows into the dinning room and living room. Perfect layout for entertaining. The upper level features three nice sized bedrooms and a full bath. The third floor has been refinished to be utilized as a fourth bedroom or bonus room. The lower level includes a workshop area and the mechanicals have been replaced in 2023! This home offers plenty of storage space! Just minutes to restaurants, shopping, and local amenities. Easy commute to Route 30 and I-83.

11. 2023-07-01
    price $135,000 661-char remark

    Show marketing remark (661 chars)

    Move in ready end unit townhome in York Suburban Schools! Featuring a fenced in backyard with an enclosed patio with maintenance free decking! The interior layout features a spacious eat in kitchen which flows into the dinning room and living room. Perfect layout for entertaining. The upper level features three nice sized bedrooms and a full bath. The third floor has been refinished to be utilized as a fourth bedroom or bonus room. The lower level includes a workshop area and the mechanicals have been replaced in 2023! This home offers plenty of storage space! Just minutes to restaurants, shopping, and local amenities. Easy commute to Route 30 and I-83.

12. 2023-06-27
    listed $125,000 Active 661-char remark

    Show marketing remark (661 chars)

    Move in ready end unit townhome in York Suburban Schools! Featuring a fenced in backyard with an enclosed patio with maintenance free decking! The interior layout features a spacious eat in kitchen which flows into the dinning room and living room. Perfect layout for entertaining. The upper level features three nice sized bedrooms and a full bath. The third floor has been refinished to be utilized as a fourth bedroom or bonus room. The lower level includes a workshop area and the mechanicals have been replaced in 2023! This home offers plenty of storage space! Just minutes to restaurants, shopping, and local amenities. Easy commute to Route 30 and I-83.

ⓘ 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: $3,402 · $284/mo
• Projected year-2 tax: $3,402 · $284/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 11% 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: $18,858
• − Mortgage interest: −$8,122
• − Property taxes: −$3,402
• − Insurance: −$725
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,218
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,796/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 Suburban SD
• NCES district ID: 4226850
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $64,375
• Composite: 52.78/100
• National rank: #1541
• State rank: #65 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

• 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

+16.0% since first listed

12 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-21 Listed $145,000 BRIGHT MLS
• 2026-05-19 Coming Soon $145,000 BRIGHT MLS
• 2024-02-02 Rental Removed $1,600 RENT.
• 2024-01-02 Listed for Rent $1,600 RENT.
• 2023-12-26 Rental Removed $1,650 RENT.
• 2023-11-25 Listed for Rent $1,650 RENT.
• 2023-08-09 Sold (Public Records) $135,000 Public Records
• 2023-07-21 Sold (MLS) $135,000 BRIGHT MLS
• 2023-07-01 Pending — BRIGHT MLS
• 2023-07-01 Price Changed $135,000 BRIGHT MLS
• 2023-06-27 Listed $125,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $3,402 · +2.4% YoY. Source: county tax records.