529 Thomas St · York, PA 17404

$160,000

4 bd · 1.0 ba · 1,920 sqft · Townhouse public records · 26 Days on market

Built 1900 2,130 sqft lot Est $182k · 12% 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 +18.3/30.0
• ARV discount +13.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming city home! Featuring four spacious bedrooms, one full bathroom. This property offers comfort for any lifestyle. The laundry is conveniently located on the main floor, making daily tasks a breeze. enjoy the benefit of off-street parking for two vehicles, a most on the city. perfectly situate, this home is just minutes away from shopping, dining, schools, and essentials amenities, easy access to main routes for a smooth commute. a wonderful opportunity to enjoy both space and location, do not miss this opportunity and schedule your showing today.

Key facts

• Built 1900
• Listed 26 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent paid annually

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Natural gas for heating and hot water
• Interior features: Full basement; Multiple access/egress exits

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $156k (2.6% below list).
• Recommended offer: $156k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.9% 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: Ferguson Sch (math 0% / reading 12%, grade F, #1,494 of 1,518 statewide, top 98%, 640 students, 100% FRL); Edgar Fahs Smith Steam Academy (math 7% / reading 35%, grade F, #432 of 512 statewide, top 85%, 240 students, 100% FRL); 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 (+6.4%/yr); 252 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $139k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,801 (2.6% 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: 0.97% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $182,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 N Pershing Ave	0.10mi	5/1.5 (+1)	2,064 (+8%)	4mo	$125,000	$61	73
546 Smith St	0.17mi	3/1.5 (-1)	2,068 (+8%)	1mo	$185,000	$89	72
213 Parkway Blvd	0.25mi	4/2.0	1,776 (-8%)	2mo	$170,000	$96	70
335 Smyser St	0.42mi	4/1.0	1,802 (-6%)	2mo	$125,000	$69	68
521 Smith St	0.11mi	3/2.0 (-1)	1,708 (-11%)	5mo	$170,000	$100	64
41 W Philadelphia St	0.44mi	5/2.0 (+1)	1,992 (+4%)	3mo	$300,000	$151	62
442 Pennsylvania Ave	0.62mi	4/2.0	2,016 (+5%)	2mo	$140,000	$69	58
109 W 6th Ave	0.53mi	4/1.5	1,776 (-8%)	6mo	$205,000	$115	56
450 Pennsylvania Ave	0.62mi	5/1.0 (+1)	1,836 (-4%)	4mo	$137,500	$75	55
51 N Penn St	0.58mi	4/1.5	2,112 (+10%)	5mo	$199,900	$95	50
309 N Hartley St	0.64mi	5/1.5 (+1)	2,052 (+7%)	5mo	$189,900	$93	48
134 S Newberry St	0.75mi	3/1.5 (-1)	1,681 (-12%)	2mo	$171,000	$102	36

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-11,147
• Equity at exit: $23,857

10-year hold

• IRR: 6.8%
• Equity multiple: 1.59×
• Total profit: $26,399
• Equity at exit: $13,834

Cash invested: $44,800 (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 17404

• Rents YoY: 6.4%
• Active inventory: 252
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$839
• Tax from tax record: −$179 /mo · $2,151/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $146

Break-even live

Break-even rent $1,373

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $236	-5% $191	+0% $146	+5% $101	+10% $55
Rent	-10% $23	-5% $84	+0% $146	+5% $207	+10% $269
Rate	-1.0pp $226	-0.5pp $187	base $146	+0.5pp $104	+1.0pp $62

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	15d	1	0.19mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	45d	1	0.31mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	45d	1	0.44mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	15d	1	0.57mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	23d	1	0.77mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	45d	1	0.81mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	15d	1	0.84mi
511 E Philadelphia St Unit 2 York, PA	3.0	1.0	2194	$895	$0.41	46d	1	0.87mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	45d	1	0.93mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	15d	1	0.93mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	45d	1	0.98mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	15d	1	1.04mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	45d	1	1.07mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	45d	1	1.09mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	23d	1	1.11mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	15d	1	1.12mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	45d	1	1.15mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	23d	1	1.25mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	45d	1	1.28mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	15d	1	1.36mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	15d	1	1.40mi
540 Dallas St Apt 2 York, PA	3.0	1.0	1924	$1,225	$0.64	15d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $160,000 Active 26 DOM
2. 2026-06-18
   days on market $160,000 Active 23 DOM
3. 2026-06-17
   days on market $160,000 Active 22 DOM
4. 2026-06-16
   days on market $160,000 Active 21 DOM
5. 2026-06-15
   days on market $160,000 Active 20 DOM
6. 2026-06-14
   days on market $160,000 Active 18 DOM
7. 2026-06-13
   pricedays on market $160,000 Active 17 DOM
8. 2026-06-10
   days on market $165,000 Active 15 DOM
9. 2026-06-09
   days on market $165,000 Active 14 DOM
10. 2026-06-08
    days on market $165,000 Active 13 DOM
11. 2026-06-07
    days on market $165,000 Active 12 DOM
12. 2026-06-03
    days on market $165,000 Active 8 DOM
13. 2026-06-02
    days on market $165,000 Active 7 DOM
14. 2026-06-01
    days on market $165,000 Active 6 DOM
15. 2026-05-31
    days on market $165,000 Active 5 DOM
16. 2026-05-30
    days on market $165,000 Active 4 DOM
17. 2026-05-26
    listed $165,000 Active
18. 2026-02-27
    historical $1,400
19. 2026-02-03
    price $1,400
20. 2026-01-01
    historical $1,550
21. 2025-12-20
    listed $1,550
22. 2025-11-22
    price $1,550
23. 2025-11-20
    listed $1,695
24. 2025-11-13
    soldstatus $139,000
25. 2025-10-31
    soldstatus $139,000 Closed 576-char remark

    Show marketing remark (576 chars)

    Welcome to this charming city home! Featuring four spacious bedrooms, one full bathroom. This property offers comfort for any lifestyle. The laundry is conveniently located on the main floor, making daily tasks a breeze. enjoy the benefit of off-street parking for two vehicles, a most on the city. perfectly situate, this home is just minutes away from shopping, dining, schools, and essentials amenities, easy access to main routes for a smooth commute. a wonderful opportunity to enjoy both space and location, do not miss this opportunity and schedule your showing today.

26. 2025-10-10
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Welcome to this charming city home! Featuring four spacious bedrooms, one full bathroom. This property offers comfort for any lifestyle. The laundry is conveniently located on the main floor, making daily tasks a breeze. enjoy the benefit of off-street parking for two vehicles, a most on the city. perfectly situate, this home is just minutes away from shopping, dining, schools, and essentials amenities, easy access to main routes for a smooth commute. a wonderful opportunity to enjoy both space and location, do not miss this opportunity and schedule your showing today.

27. 2025-10-03
    listed $160,000 Active 576-char remark

    Show marketing remark (576 chars)

    Welcome to this charming city home! Featuring four spacious bedrooms, one full bathroom. This property offers comfort for any lifestyle. The laundry is conveniently located on the main floor, making daily tasks a breeze. enjoy the benefit of off-street parking for two vehicles, a most on the city. perfectly situate, this home is just minutes away from shopping, dining, schools, and essentials amenities, easy access to main routes for a smooth commute. a wonderful opportunity to enjoy both space and location, do not miss this opportunity and schedule your showing today.

28. 2025-09-30
    historical $160,000 576-char remark

    Show marketing remark (576 chars)

    Welcome to this charming city home! Featuring four spacious bedrooms, one full bathroom. This property offers comfort for any lifestyle. The laundry is conveniently located on the main floor, making daily tasks a breeze. enjoy the benefit of off-street parking for two vehicles, a most on the city. perfectly situate, this home is just minutes away from shopping, dining, schools, and essentials amenities, easy access to main routes for a smooth commute. a wonderful opportunity to enjoy both space and location, do not miss this opportunity and schedule your showing today.

29. 2005-08-10
    soldstatus $49,000
30. 1990-04-11
    soldstatus $95,000

ⓘ 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: $2,151 · $179/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$189/yr (+$16/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,696
• − Mortgage interest: −$8,962
• − Property taxes: −$2,151
• − Insurance: −$800
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,655
• Taxable loss: −$863
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,958/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): 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

+73.7% since first listed

14 events — show timeline

• 2026-05-26 Listed $165,000 BRIGHT MLS
• 2026-02-27 Rental Removed $1,400 APPFOLIO
• 2026-02-03 Price Changed $1,400 APPFOLIO
• 2026-01-01 Rental Removed $1,550 BRIGHTMLS
• 2025-12-20 Listed for Rent $1,550 APPFOLIO
• 2025-11-22 Price Changed $1,550 BRIGHTMLS
• 2025-11-20 Listed for Rent $1,695 BRIGHTMLS
• 2025-11-13 Sold (Public Records) $139,000 Public Records
• 2025-10-31 Sold (MLS) $139,000 BRIGHT MLS
• 2025-10-10 Pending — BRIGHT MLS
• 2025-10-03 Listed $160,000 BRIGHT MLS
• 2025-09-30 Coming Soon $160,000 BRIGHT MLS
• 2005-08-10 Sold (Public Records) $49,000 Public Records
• 1990-04-11 Sold (Public Records) $95,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,151 · +0.9% YoY. Source: county tax records.