220 Grantley St · York, PA 17401

$135,000

3 bd · 1.0 ba · 880 sqft · MultiFamily public records · 109 Days on market

Built 1900 1,002 sqft lot $153/sqft · at area comps Est $159k · 15% 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 +18.7/30.0
• ARV discount +14.3/15.0
• DSCR +5.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

Key facts

• Built 1900
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $131k (2.7% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+6.4%/yr); 63 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 37% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 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 $95k; 42% 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $158,987
• List price: $135,000
• Delta: -15.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-8,703
• Equity at exit: $20,129

10-year hold

• IRR: 7.2%
• Equity multiple: 1.63×
• Total profit: $23,710
• 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 17401

• Home prices YoY: -16.5%
• Rents YoY: 6.4%
• Active inventory: 63
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$708
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $135

Break-even live

Break-even rent $1,143

Max offer price $135,000

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $173	+0% $135	+5% $96	+10% $58
Rent	-10% $31	-5% $83	+0% $135	+5% $186	+10% $238
Rate	-1.0pp $203	-0.5pp $169	base $135	+0.5pp $100	+1.0pp $64

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.17mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	0.18mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	14d	1	0.37mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	0.57mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	14d	1	0.63mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	44d	1	0.67mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	21d	1	0.74mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	44d	1	0.74mi
450 Madison Ave York, PA	1.0–2.0	1.0	862	$1,250	$1.45	14d	1	0.74mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	14d	1	0.75mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	0.77mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	0.95mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	14d	1	0.97mi
50 S Highland Ave York, PA	2.0–3.0	1.0–1.5	1015	$1,394	$1.37	14d	1	0.97mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	1.04mi
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	21d	1	1.05mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	14d	1	1.17mi
1559 W King St Unit 2 West York, PA	3.0	1.0	1020	$1,250	$1.23	14d	1	1.22mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	44d	1	1.31mi
1704 W Market St Unit 2 West York, PA	2.0	1.0	850	$900	$1.06	21d	1	1.34mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	1.43mi

Listing history 25 events

1. 2026-05-31
   days on market $135,000 Active 109 DOM
2. 2026-05-30
   days on market $135,000 Active 108 DOM
3. 2026-05-17
   status Active 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

4. 2026-05-02
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

5. 2026-05-02
   historical 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

6. 2026-03-09
   price $135,000 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

7. 2026-01-31
   historical $1,400
8. 2026-01-28
   listed $140,000 Active 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

9. 2026-01-26
   historical $140,000 599-char remark

   Show marketing remark (599 chars)

   Move-in ready and low maintenance! This turnkey 3-bedroom, 1-bathroom home in York City is perfect for homeowners and investors alike. The property received a comprehensive update in 2020, featuring a new roof, gutters, and downspouts, as well as fresh flooring throughout. The heart of the home boasts a modernized kitchen with updated cabinets, countertops, and appliances. Equipped with an efficient gas HVAC system, this home offers comfort and peace of mind. Location is key: you are just minutes away from York College and the vibrant dining and shops of Downtown York. Set up a showing today!

10. 2025-12-11
    price $1,400
11. 2025-09-27
    listed $1,495
12. 2020-12-07
    soldstatus $95,000 Closed 185-char remark

    Show marketing remark (185 chars)

    Don't miss this totally renovated home in York city schools! With new flooring, roof, HVAC system, fresh paint, remodeled kitchen and bathroom, you will want to call this place ?home. ?

13. 2020-11-03
    listed $95,000 185-char remark

    Show marketing remark (185 chars)

    Don't miss this totally renovated home in York city schools! With new flooring, roof, HVAC system, fresh paint, remodeled kitchen and bathroom, you will want to call this place ?home. ?

14. 2020-11-03
    historical 185-char remark

    Show marketing remark (185 chars)

    Don't miss this totally renovated home in York city schools! With new flooring, roof, HVAC system, fresh paint, remodeled kitchen and bathroom, you will want to call this place ?home. ?

15. 2020-07-31
    soldstatus $32,500 Closed
16. 2020-05-26
    status Pending
17. 2020-05-16
    listed $34,900 Active
18. 2016-07-21
    soldstatus $178,000
19. 2015-07-04
    historical
20. 2014-07-04
    listed $18,900
21. 2007-11-12
    historical
22. 2007-11-09
    soldstatus $20,000
23. 2007-10-01
    listed $21,000
24. 2000-08-07
    soldstatus $12,000
25. 1991-07-17
    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: $1,667 · $139/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$233/yr (+$19/mo · 14.0%)

ⓘ 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 ≥103°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: $15,762
• − Mortgage interest: −$7,562
• − Property taxes: −$1,667
• − Insurance: −$675
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,927
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,756/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): 18,570
• Household income: $42,826
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 1360.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 31% Black 24% Two or more races 15%
• Hispanic origin (detail): Mexican 5% Puerto Rican 22% Dominican 10%
• Common ancestry: Romanian 2% Hispanic 1% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% French/Haitian/Cajun 2%

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: ▼ -63.82%
• Current HPI: 323.5537
• Rent YoY: ▲ 6.37%
• 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

23 events — show timeline

• 2026-05-17 Relisted — BRIGHT MLS
• 2026-05-02 Pending — BRIGHT MLS
• 2026-05-02 Listing Removed — BRIGHT MLS
• 2026-03-09 Price Changed $135,000 BRIGHT MLS
• 2026-01-31 Rental Removed $1,400 APPFOLIO
• 2026-01-28 Listed $140,000 BRIGHT MLS
• 2026-01-26 Coming Soon $140,000 BRIGHT MLS
• 2025-12-11 Price Changed $1,400 APPFOLIO
• 2025-09-27 Listed for Rent $1,495 APPFOLIO
• 2020-12-07 Sold (MLS) $95,000 BRIGHT MLS
• 2020-11-03 Listing Removed — BRIGHT MLS
• 2020-11-03 Listed $95,000 BRIGHT MLS
• 2020-07-31 Sold (MLS) $32,500 BRIGHT MLS
• 2020-05-26 Pending — BRIGHT MLS
• 2020-05-16 Listed $34,900 BRIGHT MLS
• 2016-07-21 Sold (Public Records) $178,000 Public Records
• 2015-07-04 Listing Removed — BRIGHT MLS
• 2014-07-04 Listed $18,900 BRIGHT MLS
• 2007-11-12 Listing Removed — BRIGHT MLS
• 2007-11-09 Sold (MLS) $20,000 BRIGHT MLS
• 2007-10-01 Listed $21,000 BRIGHT MLS
• 2000-08-07 Sold (Public Records) $12,000 Public Records
• 1991-07-17 Sold (Public Records) $12,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,667 · +0.9% YoY. Source: county tax records.