446 E Prospect St · York, PA 17403

$135,000

5 bd · 2.0 ba · 1,836 sqft · Townhouse public records · 18 Days on market

Built 1900 1,699 sqft lot Est $169k · 20% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• 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

As-is Sale! Tenant occupied, will be delivered vacant. Spacious 5-bedroom, 1-bath home located in York City with strong value-add potential. Property features large living areas, generous bedroom sizes, and a functional layout ideal for investors or owner-occupants looking for space. Conveniently located near schools, shopping, restaurants, and major commuter routes. Property is being sold as-is. Buyer responsible for any municipal inspections, certifications, or repairs required for closing. Great opportunity to add to your rental portfolio or renovate to your liking.

Key facts

• Near schools
• Near shopping
• Large living areas

Tags

• LARGE LIVING AREAS
• GENEROUS BEDROOM SIZES
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Exterior

• Utilities: Natural gas heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Finished area above grade reported by assessor
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Not in a federal flood zone; No tidal water on the property; Pets allowed with no pet restrictions; Other structures above and below grade

Interior

• Bedrooms: Five bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Unfinished basement; Living area reported by assessor

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$168,912) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 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.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $135k implies a 184% 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 $132,975 (1.5% below list)

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: 1.25% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $168,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 E Prospect St	0.01mi	5/1.5	1,926 (+5%)	0mo	$189,000	$98	89
350 E Poplar St	0.19mi	5/1.0	1,740 (-5%)	2mo	$125,000	$72	77
249 E Princess St	0.24mi	4/1.5 (-1)	1,741 (-5%)	0mo	$189,900	$109	73
345 E Princess St	0.16mi	4/1.0 (-1)	1,696 (-8%)	3mo	$145,000	$85	69
117 S Pine St	0.24mi	5/1.0	2,040 (+11%)	2mo	$174,000	$85	65
217 E Cottage Pl	0.41mi	5/1.5	2,011 (+10%)	1mo	$210,000	$104	62
802 Chestnut St	0.72mi	5/1.0	1,860 (+1%)	1mo	$145,000	$78	59
628 Chestnut St	0.65mi	5/2.0	1,740 (-5%)	3mo	$153,500	$88	59
830 E Philadelphia St	0.71mi	5/1.0	1,924 (+5%)	2mo	$150,000	$78	53
41 W Philadelphia St	0.73mi	5/2.0	1,992 (+8%)	3mo	$300,000	$151	50
702 York St	0.74mi	4/1.0 (-1)	1,696 (-8%)	1mo	$165,000	$97	43
740 Cleveland Ave	0.69mi	4/1.0 (-1)	1,572 (-14%)	1mo	$145,000	$92	34

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,754
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 2.10×
• Total profit: $41,493
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$708
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $347

Break-even live

Break-even rent $1,246

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $424	-5% $385	+0% $347	+5% $309	+10% $271
Rent	-10% $214	-5% $281	+0% $347	+5% $414	+10% $480
Rate	-1.0pp $415	-0.5pp $382	base $347	+0.5pp $312	+1.0pp $277

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	22d	1	0.33mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	14d	1	0.60mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	0.69mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	44d	1	0.78mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	0.79mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	1.07mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	44d	1	1.08mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	22d	1	1.43mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	1.46mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	44d	1	1.50mi

Listing history 8 events

1. 2026-06-03
   days on market $135,000 Active 18 DOM
2. 2026-06-02
   days on market $135,000 Active 17 DOM
3. 2026-06-01
   days on market $135,000 Active 16 DOM
4. 2026-05-31
   days on market $135,000 Active 15 DOM
5. 2026-05-30
   days on market $135,000 Active 14 DOM
6. 2026-05-16
   listed $135,000 Active
7. 2015-05-15
   soldstatus $47,584
8. 1986-10-01
   soldstatus $12,000

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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: $20,220
• − Mortgage interest: −$7,562
• − Property taxes: −$2,637
• − Insurance: −$675
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$3,927
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,642/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

+1025.0% since first listed

3 events — show timeline

• 2026-05-16 Listed $135,000 BRIGHT MLS
• 2015-05-15 Sold (Public Records) $47,584 Public Records
• 1986-10-01 Sold (Public Records) $12,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,637 · +0.9% YoY. Source: county tax records.