714 Fountain Ave · Lancaster, PA 17601

$265,000

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 5 Days on market

Built 1952 3,485 sqft lot Est $297k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.4/15.0
• Cash flow +12.1/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUN IN THE MORNING * BRIGHT * VERY NEAT AND CLEAN * STON E FIREPLACE * BUILT-INBOOKCASES * COVERED PATIO * CERAMI C TILE * WELL MAINTAINED * HAVE A LOOK *

Key facts

• Fenced yard
• Screened porch
• Newer windows

Tags

• SCREENED PORCH
• FENCED YARD
• OFF-STREET PARKING
• NEWER WINDOWS
• CENTRAL AIR

Property features AI

Exterior

• Parking: Two driveway spaces; Off-street and on-street parking available; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water
• Home design: Semi-detached; Very good condition; Fee simple ownership; Not in a federal flood zone
• Construction: Brick/masonry construction; Block foundation; Shingle roof; Replacement windows with screens; Built (year source: assessor)
• Exterior features: Sidewalks; Patio; Porch; Screened porch; Wood fencing

Interior

• Kitchen: Oven/Range - Electric
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Ceiling fans; Formal separate dining room; Eat-in kitchen; Plaster walls
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.8% below list).
• Recommended offer: $218k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Manheim Township SD (suburban): math 53% / reading 68% proficiency, ranked #61 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+4.0%/yr); 322 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $86k; list at $265k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $217,711 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $297,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Fountain Ave	0.07mi	3/1.0	1,445 (+3%)	3mo	$321,500	$222	90
837 Fountain Ave	0.13mi	3/1.5	1,422 (+1%)	2mo	$300,000	$211	89
1055 Louise Ave	0.33mi	3/2.0	1,312 (-7%)	2mo	$335,000	$255	68
729 Skyline Dr	0.48mi	3/1.0	1,327 (-6%)	1mo	$280,000	$211	67
561 Burrowes Ave	0.53mi	3/1.0	1,272 (-10%)	1mo	$267,000	$210	58
319 N Reservoir St	0.70mi	3/1.5	1,450 (+3%)	2mo	$350,000	$241	58
804 N Plum St	0.59mi	3/1.0	1,302 (-8%)	3mo	$292,500	$225	58
1007 E Walnut St	0.72mi	3/2.0	1,360 (-3%)	0mo	$285,000	$210	56
521 Hamilton St	0.58mi	2/1.0 (-1)	1,295 (-8%)	2mo	$230,000	$178	53
1015 E Walnut St	0.73mi	3/1.5	1,320 (-6%)	3mo	$309,900	$235	51
627 E Madison St	0.73mi	4/2.5 (+1)	1,476 (+5%)	1mo	$300,000	$203	46
826 N Plum St	0.58mi	3/2.0	1,602 (+14%)	2mo	$255,000	$159	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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-44,445
• Equity at exit: $39,512

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-34,289
• Equity at exit: $22,912

Cash invested: $74,200 (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 17601

• Rents YoY: 4.0%
• Active inventory: 322
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-58

Break-even live

Break-even rent $2,251

Max offer price $254,756

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $17	+0% $-58	+5% $-133	+10% $-208
Rent	-10% $-230	-5% $-144	+0% $-58	+5% $28	+10% $114
Rate	-1.0pp $75	-0.5pp $9	base $-58	+0.5pp $-127	+1.0pp $-197

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
862 Pleasure Rd Lancaster, PA	3.0	1.5	1707	$2,300	$1.35	45d	1	0.26mi
766 New Holland Ave Lancaster, PA	3.0	1.0	1152	$1,795	$1.56	15d	1	0.30mi
701 Martha Ave Lancaster, PA	2.0	1.0–2.0	1096	$2,600	$2.37	15d	1	0.30mi
631 E Frederick St Lancaster, PA	3.0	1.0	1830	$1,850	$1.01	45d	1	0.41mi
836 N Plum St Lancaster, PA	3.0	2.0	1602	$2,150	$1.34	15d	1	0.56mi
50 Knollwood Dr Lancaster, PA	2.0	1.5	1067	$1,925	$1.80	15d	3	0.70mi
1000 Strand WAY Neffsville, PA	1.0–2.0	1.0–2.0	1033	$2,850	$2.76	15d	15	0.70mi
738 E Madison St Lancaster, PA	3.0	1.0	1102	$1,750	$1.59	45d	1	0.70mi
135 E Ross St Unit 2nd Floor Lancaster, PA	2.0	1.0	1000	$1,575	$1.57	15d	1	0.82mi
1405 Oregon Pike Apt A Lancaster, PA	2.0	1.0	1000	$1,295	$1.29	45d	1	0.94mi
231 N Shippen St #224 Lancaster, PA	2.0	2.0	1155	$2,285	$1.98	15d	1	0.98mi
860 N Market St Lancaster, PA	3.0	2.0	1514	$1,850	$1.22	45d	1	1.06mi
1522 Princess Anne Dr Lancaster, PA	4.0	2.0	1352	$2,400	$1.78	45d	1	1.06mi
1216 Clark St Lancaster, PA	4.0	1.5	1270	$2,195	$1.73	15d	1	1.13mi
5000 Foundry Dr Lancaster, PA	1.0–2.0	1.0–2.0	970	$2,575	$2.65	15d	10	1.18mi
816 N Prince St Lancaster, PA	1.0–2.0	1.0–2.0	794	$2,195	$2.76	15d	7	1.19mi
425 N Prince St Apt 206 Lancaster, PA	2.0	2.0	1138	$1,995	$1.75	45d	1	1.20mi
225 E King St Unit 2 Lancaster, PA	2.0	2.5	1075	$2,600	$2.42	45d	1	1.25mi
225 E King St Unit 1 Lancaster, PA	2.0	1.0	957	$1,950	$2.04	15d	1	1.25mi
202 N Queen St Lancaster, PA	2.0	1.0–2.0	697	$2,718	$3.90	15d	12	1.29mi
2500 Hickory Dr Lancaster, PA	2.0	2.5	1711	$2,650	$1.55	15d	1	1.33mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$4,703	$3.69	15d	48	1.43mi
337 W Lemon St Unit 2 Lancaster, PA	3.0	1.0	1588	$1,895	$1.19	15d	1	1.45mi

Listing history 5 events

1. 2026-05-21
   listed $265,000 Active
2. 2001-01-30
   soldstatus $86,000 154-char remark

   Show marketing remark (154 chars)

   SUN IN THE MORNING * BRIGHT * VERY NEAT AND CLEAN * STON E FIREPLACE * BUILT-INBOOKCASES * COVERED PATIO * CERAMI C TILE * WELL MAINTAINED * HAVE A LOOK *

3. 2000-12-15
   soldstatus $86,000
4. 2000-08-14
   listed $87,000 154-char remark

   Show marketing remark (154 chars)

   SUN IN THE MORNING * BRIGHT * VERY NEAT AND CLEAN * STON E FIREPLACE * BUILT-INBOOKCASES * COVERED PATIO * CERAMI C TILE * WELL MAINTAINED * HAVE A LOOK *

5. 2000-08-14
   historical 154-char remark

   Show marketing remark (154 chars)

   SUN IN THE MORNING * BRIGHT * VERY NEAT AND CLEAN * STON E FIREPLACE * BUILT-INBOOKCASES * COVERED PATIO * CERAMI C TILE * WELL MAINTAINED * HAVE A LOOK *

ⓘ 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: $3,334 · $278/mo
• Projected year-2 tax: $3,760 · $313/mo
• Expected delta: +$427/yr (+$36/mo · 12.8%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,125
• − Mortgage interest: −$14,844
• − Property taxes: −$3,334
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,709
• Taxable loss: −$5,267
• Est. tax savings @ 24.0%: +$1,264
• After-tax cash flow: $568/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: Manheim Township SD
• NCES district ID: 4214580
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $68,335
• Composite: 53.18/100
• National rank: #1506
• State rank: #61 of 539 in PA

Livability — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 56,382
• Household income: $102,435
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1296.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -383.04%
• Current HPI: 257.0336
• Rent YoY: ▲ 3.99%
• Metro: Lancaster, 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

+204.6% since first listed

5 events — show timeline

• 2026-05-21 Listed $265,000 BRIGHT MLS
• 2001-01-30 Sold (MLS) $86,000 BRIGHT MLS
• 2000-12-15 Sold (Public Records) $86,000 Public Records
• 2000-08-14 Listing Removed — BRIGHT MLS
• 2000-08-14 Listed $87,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $3,334 · +6.5% YoY. Source: county tax records.