202 N 6th St · Denver, PA 17517

$249,800

3 bd · 1.5 ba · 1,638 sqft · Townhouse public records · 7 Days on market

Built 1856 5,227 sqft lot Est $265k · 6% 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 +30.0/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

* SHORT SALE * Buyer pays $5K loss mitigation fee.

Key facts

• 2 garage spots
• Built 1856
• Listed 7 days

Property features AI

Exterior

• Parking: Detached garage with two spaces and additional storage area; Driveway parking for one vehicle; Three total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service available; Sewer available; Water available
• Home design: Semi-detached home; Very good condition; Fee simple ownership
• Construction: Brick construction; Stone foundation; Shingle roof; Above-grade and below-grade structures
• Exterior features: Level lot; Patio(s)

Interior

• Kitchen: Pantry (kitchen storage included)
• Bedrooms: Three bedrooms on the upper level; Rooms include Living Room, Dining Room, Bedroom 1, Bedroom 2, Bedroom 3
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Hot water heating (oil-fired); Ductless/mini-split cooling; Window air conditioning units; Electric hot water
• Interior features: Attic; Tub with shower; Pantry; Basement with poured concrete and sump pump; Not furnished
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).

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 $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1856 — 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 $249,800

Questions for the listing agent

1. Built in 1856 — 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. 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?
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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $265,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Walnut St	0.16mi	3/1.5	1,665 (+2%)	10mo	$281,000	$169	82
128 N 4th St	0.17mi	3/1.5	1,686 (+3%)	8mo	$243,000	$144	81
412 Main St	0.21mi	3/1.5	1,620 (-1%)	11mo	$220,000	$136	79
346 Main St	0.29mi	3/1.5	1,700 (+4%)	10mo	$264,900	$156	72
434 Walnut St	0.15mi	3/1.0	1,601 (-2%)	21mo	$260,000	$162	70
715 Oak St	0.25mi	4/1.5 (+1)	1,574 (-4%)	10mo	$287,000	$182	69
317 S 4th St	0.42mi	3/1.0	1,620 (-1%)	19mo	$249,900	$154	61
424 Locust St	0.18mi	3/1.5	1,440 (-12%)	14mo	$240,000	$167	60
110 Monroe St	0.54mi	3/1.5	1,588 (-3%)	13mo	$267,500	$168	59
702 Main St	0.17mi	3/2.5	1,792 (+9%)	18mo	$270,000	$151	57
222 Main St	0.39mi	3/1.5	1,430 (-13%)	5mo	$137,500	$96	56
732 Oak St	0.22mi	3/1.5	1,440 (-12%)	19mo	$242,000	$168	54

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $25,391
• Equity at exit: $37,246

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $107,082
• Equity at exit: $21,598

Cash invested: $69,944 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$318 /mo · $3,811/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,033

Break-even live

Break-even rent $2,192

Max offer price $249,800

Occupancy floor 65%

Sensitivity live

Price	-10% $1,175	-5% $1,104	+0% $1,033	+5% $963	+10% $892
Rent	-10% $757	-5% $895	+0% $1,033	+5% $1,172	+10% $1,310
Rate	-1.0pp $1,159	-0.5pp $1,097	base $1,033	+0.5pp $969	+1.0pp $903

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: $62,450
• Closing costs: $7,494
• 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	45d	1	0.68mi

Listing history 6 events

1. 2026-06-15
   status $249,800 Pending 7 DOM
2. 2026-06-15
   days on market $249,800 Active 7 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   days on market $249,800 Active 5 DOM
5. 2026-06-10
   days on market $249,800 Active 2 DOM
6. 2026-06-09
   listed $249,800 Active 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: $3,811 · $318/mo
• Projected year-2 tax: $3,879 · $323/mo
• Expected delta: +$68/yr (+$6/mo · 1.8%)

ⓘ 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 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: −$13,993
• − Property taxes: −$3,811
• − Insurance: −$1,249
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$7,267
• Taxable income: $8,960
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $10,249/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

+74.8% since first listed

22 events — show timeline

• 2026-06-08 Listed $249,800 BRIGHT MLS
• 2026-06-08 Coming Soon $249,800 BRIGHT MLS
• 2022-11-10 Sold (Public Records) $160,000 Public Records
• 2022-11-10 Sold (MLS) $160,000 BRIGHT MLS
• 2022-11-03 Pending — BRIGHT MLS
• 2022-10-25 Price Changed $164,900 BRIGHT MLS
• 2022-10-25 Relisted — BRIGHT MLS
• 2022-07-29 Price Changed $53,000 BRIGHT MLS
• 2022-07-29 Pending — BRIGHT MLS
• 2022-07-26 Price Changed $109,950 BRIGHT MLS
• 2022-07-26 Contingent — BRIGHT MLS
• 2022-07-11 Listed $169,900 BRIGHT MLS
• 2014-10-03 Listing Removed — BRIGHT MLS
• 2014-09-30 Listing Removed — BRIGHT MLS
• 2014-01-20 Listed $139,900 BRIGHT MLS
• 2014-01-20 Listed $139,900 BRIGHT MLS
• 2007-03-02 Sold (Public Records) $142,900 Public Records
• 2007-02-28 Sold (MLS) $142,900 BRIGHT MLS
• 2007-01-05 Listing Removed — BRIGHT MLS
• 2007-01-05 Listing Removed — BRIGHT MLS
• 2007-01-02 Listed $139,900 BRIGHT MLS
• 2007-01-02 Listed $142,900 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $3,811 · +5.7% YoY. Source: county tax records.