452 S Center St · Penn, PA 17331

$240,000

3 bd · 1.5 ba · 1,544 sqft · MultiFamily public records · 2 Days on market

Built 1988 5,663 sqft lot $155/sqft · 16% above area Est $207k · 16% over

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• 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

PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

Key facts

• 2 parking spots
• Built 1988
• Listed 2 days

Property features AI

Finance

• Other: Below-grade finished area of 320 (assessor); Above-grade finished area reported as 1,224 (assessor); Year built reported as estimated; Irrigation water rights noted

Exterior

• Parking: Driveway with 2 spaces; On-street parking; Total of 2 garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric cooling
• Home design: Semi-detached structure; Fee simple ownership
• Construction: Vinyl siding; Block foundation; Above-grade and below-grade structures
• Exterior features: Patio and deck; Chain link fencing; Partly wooded lot; Not in a federal flood zone

Interior

• Kitchen: Kitchen with standard appliances
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Appliances include Dishwasher, Stove, Refrigerator; Partially finished walkout basement; 6 total rooms
• Laundry & utility: Washer and Dryer located on the main floor; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• South Western SD (suburban): math 37% / reading 56% proficiency, ranked #206 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emory H Markle Ms (math 27% / reading 53%, grade F, #257 of 512 statewide, top 52%, 1,028 students, 34% FRL); South Western Shs (math 83% / reading 75%, grade A-, #20 of 437 statewide, top 4%, 1,299 students, 31% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the South Western SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 391 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• This rent runs 36% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $240,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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?
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: 1.00% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $206,873
• List price: $240,000
• Delta: 16.01%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Baltimore St	0.34mi	2/2.0 (-1)	1,344 (-13%)	7mo	$130,000	$97	50

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-22,394
• Equity at exit: $35,785

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $14,077
• Equity at exit: $20,751

Cash invested: $67,200 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 391
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,405 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$292 /mo · $3,508/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $193

Break-even live

Break-even rent $2,160

Max offer price $240,000

Occupancy floor 87%

Sensitivity live

Price	-10% $329	-5% $261	+0% $193	+5% $126	+10% $58
Rent	-10% $3	-5% $98	+0% $193	+5% $288	+10% $383
Rate	-1.0pp $314	-0.5pp $255	base $193	+0.5pp $131	+1.0pp $68

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,404
Total (2 units)			$2,405

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Mustang Dr Hanover, PA	4.0	2.5	1625	$1,931	$1.19	45d	1	0.11mi
40 Mustang Dr Hanover, PA	4.0	2.5	1625	$1,843	$1.13	45d	1	0.12mi
22 Mustang Dr Hanover, PA	3.0	2.5	1625	$1,843	$1.13	45d	1	0.14mi
101 Pacer Dr Unit M Hanover, PA	3.0	2.5	1252	$1,751	$1.40	45d	1	0.40mi
101 Pacer Dr Unit K Hanover, PA	3.0	2.5	1252	$1,846	$1.47	45d	1	0.40mi
101 Pacer Dr Unit L Hanover, PA	3.0	2.5	1252	$1,901	$1.52	15d	1	0.40mi
88 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,963	$1.21	23d	1	0.43mi
88 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,906	$1.17	45d	1	0.43mi
76 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,963	$1.21	23d	1	0.44mi
76 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,906	$1.17	45d	1	0.44mi
34 Overlook Dr Hanover, PA	3.0	2.5	1749	$2,000	$1.14	15d	1	0.45mi
51 Overlook Dr Unit F Hanover, PA	3.0	2.5	1820	$1,983	$1.09	45d	1	0.50mi
51 Overlook Dr Unit J Hanover, PA	3.0	2.5	1820	$2,120	$1.16	45d	1	0.50mi

Listing history 11 events

1. 2026-05-06
   status Pending 904-char remark
2. 2026-05-05
   listed $240,000 Active 904-char remark
3. 2026-04-30
   historical $240,000 904-char remark
4. 2021-03-18
   soldstatus $159,900
5. 2021-03-16
   soldstatus $159,900 Closed 583-char remark

   Show marketing remark (583 chars)

   PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

6. 2021-02-10
   status Pending 583-char remark

   Show marketing remark (583 chars)

   PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

7. 2021-02-02
   price $159,900 583-char remark

   Show marketing remark (583 chars)

   PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

8. 2021-01-26
   price $164,900 583-char remark

   Show marketing remark (583 chars)

   PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

9. 2021-01-07
   listed $165,000 Active 583-char remark

   Show marketing remark (583 chars)

   PRICE REDUCED !!!!! Must see inside to appreciate this beautifully maintained home!!!! 90% remodeled w/ new painting, flooring, doors, some windows, bath, ceiling fans, lights, deck, etc. Other features include: 1st floor laundry, extra large pantry closet in kitchen, pull down to floored attic for storage, great lower level family room, open & covered decks, paved patio, large fish pond, pull down to floored attic, off street parking for 4/5 vehicles, walking distance to South Western high school & middle school, shopping, convenient to Maryland and much more!!!

10. 2007-05-03
    soldstatus $149,247
11. 1994-06-06
    soldstatus $76,000

ⓘ 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: $3,508 · $292/mo
• Projected year-2 tax: $3,650 · $304/mo
• Expected delta: +$142/yr (+$12/mo · 4.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,860
• − Mortgage interest: −$13,444
• − Property taxes: −$3,508
• − Insurance: −$1,866
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$6,982
• Taxable loss: −$1,558
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,696/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: South Western SD
• NCES district ID: 4222470
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $67,689
• Composite: 41.5/100
• National rank: #3456
• State rank: #206 of 539 in PA

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• 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

+215.8% since first listed

12 events — show timeline

• 2026-06-01 Sold (MLS) $240,000 BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-05 Listed $240,000 BRIGHT MLS
• 2026-04-30 Coming Soon $240,000 BRIGHT MLS
• 2021-03-18 Sold (Public Records) $159,900 Public Records
• 2021-03-16 Sold (MLS) $159,900 BRIGHT MLS
• 2021-02-10 Pending — BRIGHT MLS
• 2021-02-02 Price Changed $159,900 BRIGHT MLS
• 2021-01-26 Price Changed $164,900 BRIGHT MLS
• 2021-01-07 Listed $165,000 BRIGHT MLS
• 2007-05-03 Sold (Public Records) $149,247 Public Records
• 1994-06-06 Sold (Public Records) $76,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,508 · +4.7% YoY. Source: county tax records.