506 Beaver St · Lancaster, PA 17603

$159,900

2 bd · 1.0 ba · 850 sqft · Townhouse public records · 109 Days on market

Built 1880 1,307 sqft lot Est $150k · 6% 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 +20.0/30.0
• DSCR +6.3/10.0
• ARV discount +4.7/15.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

Key facts

• Built 1880
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $147k (8.2% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.2% 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-.
• Lancaster SD (urban): math 12% / reading 25% proficiency, ranked #500 of 539 in PA (top 93%) — 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 flat; 292 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 109 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $1; list at $160k implies a 15989900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $145,509 (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 1880 — 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. 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 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: 0.92% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $150,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Beaver St	0.00mi	3/1.0 (+1)	850 (0%)	0mo	$167,000	$196	95
519-1/2 S Prince St	0.04mi	2/1.0	848 (-0%)	4mo	$113,500	$134	94
408 Prospect St	0.54mi	2/1.0	840 (-1%)	1mo	$210,000	$250	72
520 1/2 Green St	0.26mi	3/1.0 (+1)	888 (+4%)	9mo	$107,500	$121	68
909 Union St	0.56mi	2/1.0	840 (-1%)	6mo	$171,150	$204	66
834 Wabank St	0.45mi	2/1.0	936 (+10%)	0mo	$165,000	$176	62
26 W Strawberry St	0.60mi	2/1.0	886 (+4%)	4mo	$125,000	$141	61
513 Green St	0.28mi	3/1.0 (+1)	932 (+10%)	8mo	$125,000	$134	60
517 Manor St	0.65mi	2/1.0	902 (+6%)	1mo	$170,000	$188	58
532 Lafayette St	0.58mi	2/1.0	928 (+9%)	3mo	$130,000	$140	55
826 Saint Joseph St	0.62mi	3/1.0 (+1)	936 (+10%)	2mo	$187,096	$200	48
655 S Ann St	0.68mi	2/1.0	960 (+13%)	0mo	$170,000	$177	46

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 · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-17,217
• Equity at exit: $23,842

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-13,494
• Equity at exit: $13,825

Cash invested: $44,772 (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 17603

• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $195

Break-even live

Break-even rent $1,221

Max offer price $159,900

Occupancy floor 82%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 1/2 S Prince St Lancaster, PA	2.0	1.0	848	$1,550	$1.83	14d	1	0.08mi
404 Beaver St Lancaster, PA	3.0	1.0	1025	$1,425	$1.39	23d	1	0.10mi
34 Conestoga St Unit 1 Lancaster, PA	2.0	1.0	671	$995	$1.48	21d	1	0.22mi
422 Hillside Ave Lancaster, PA	2.0	1.0	960	$1,245	$1.30	44d	1	0.24mi
324 New Dorwart St Lancaster, PA	3.0	1.0	1020	$1,495	$1.47	14d	1	0.36mi
431 Fremont St Unit 4 Lancaster, PA	1.0	1.0	641	$1,095	$1.71	44d	1	0.38mi
850 Highland Ave Lancaster, PA	2.0	1.0	1000	$1,300	$1.30	21d	1	0.43mi
475 Saint Joseph St Lancaster, PA	1.0	1.0	750	$1,000	$1.33	14d	1	0.46mi
145 Chester St Fl REAR Lancaster, PA	1.0	1.0	800	$1,125	$1.41	14d	1	0.51mi
37 E Filbert St Lancaster, PA	3.0	1.0	1002	$1,750	$1.75	44d	1	0.56mi
72 Howard Ave Lancaster, PA	2.0	1.0	572	$1,495	$2.61	21d	1	0.60mi
61 Howard Ave Apt 1 Lancaster, PA	2.0	1.0	650	$1,045	$1.61	44d	1	0.62mi
225 E King St Unit 2 Lancaster, PA	2.0	2.5	1075	$2,600	$2.42	44d	1	0.65mi
225 E King St Unit 1 Lancaster, PA	2.0	1.0	957	$1,950	$2.04	14d	1	0.65mi
35 N Mulberry St Unit 1st floor Lancaster, PA	1.0	1.0	700	$1,085	$1.55	44d	1	0.66mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$3,199	$2.51	14d	48	0.71mi
437 W Grant St Unit 302 Lancaster, PA	1.0	1.0	650	$1,775	$2.73	23d	1	0.74mi
437 W Grant St Lancaster, PA	1.0	1.0	713	$1,795	$2.52	23d	1	0.74mi
1127 Wabank St Lancaster, PA	1.0–2.0	1.0	760	$1,650	$2.17	23d	1	0.78mi
202 N Queen St Lancaster, PA	2.0	1.0–2.0	697	$2,718	$3.90	14d	12	0.79mi
442 E King St Lancaster, PA	1.0	1.0	600	$925	$1.54	23d	1	0.79mi
227 N Prince St Lancaster, PA	1.0	1.0	483	$1,575	$3.26	14d	4	0.84mi
480 Euclid Ave Lancaster, PA	1.0–2.0	1.0–1.5	830	$1,695	$2.04	44d	1	0.87mi
38 E Walnut St Lancaster, PA	1.0	1.0	587	$1,495	$2.55	23d	1	0.87mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	14d	1	0.94mi
323 N Mulberry St Unit 4 Lancaster, PA	1.0	1.0	600	$1,500	$2.50	14d	1	0.95mi
767 Clermont Ave Lancaster, PA	2.0	1.0	850	$1,395	$1.64	14d	1	0.96mi
347 N Queen St Lancaster, PA	1.0	1.0	687	$2,025	$2.95	14d	10	0.98mi
433 W Walnut St Apt 2 Lancaster, PA	2.0	1.0	900	$1,840	$2.04	23d	1	0.98mi
114 E Lemon St Lancaster, PA	1.0	1.0	627	$1,347	$2.15	14d	2	0.99mi
344 N Mulberry St Unit 2 Lancaster, PA	1.0	1.0	722	$1,065	$1.48	23d	1	1.00mi
445 W Lemon St Unit 4 Lancaster, PA	1.0	1.5	540	$1,445	$2.68	23d	1	1.09mi
446 N Duke St Unit 1R Lancaster, PA	1.0	1.0	580	$1,095	$1.89	44d	1	1.10mi
506 N Queen St Unit 2 Lancaster, PA	1.0	1.0	556	$1,500	$2.70	14d	1	1.12mi
605 Lehigh Ave Lancaster, PA	2.0	1.0	784	$1,395	$1.78	44d	1	1.22mi
738 E Madison St Lancaster, PA	3.0	1.0	1102	$1,750	$1.59	44d	1	1.27mi
99 Dickinson Ave Lancaster, PA	2.0	2.0	981	$1,634	$1.67	14d	1	1.30mi
709 N Duke St Lancaster, PA	1.0	1.0	588	$1,550	$2.64	21d	1	1.34mi
721 N Duke St Unit 1 Lancaster, PA	1.0	1.0	850	$1,295	$1.52	14d	1	1.36mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.36mi

Listing history 21 events

1. 2026-03-25
   status Pending
2. 2026-03-16
   status Active
3. 2026-03-16
   status Pending
4. 2026-03-09
   status Active
5. 2025-12-12
   status Pending
6. 2025-10-31
   price $159,900
7. 2025-09-10
   listed $160,000 Active
8. 2023-12-18
   soldstatus $1 Closed 734-char remark

   Show marketing remark (734 chars)

   * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

9. 2023-11-15
   historical 734-char remark

   Show marketing remark (734 chars)

   * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

10. 2023-10-09
    price $22,000 734-char remark

    Show marketing remark (734 chars)

    * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

11. 2023-10-09
    status Active 734-char remark

    Show marketing remark (734 chars)

    * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

12. 2023-08-06
    historical 734-char remark

    Show marketing remark (734 chars)

    * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

13. 2023-07-19
    listed $55,000 Active 734-char remark

    Show marketing remark (734 chars)

    * * CONDEMNED PROPERTY * * 15 YEAR DEED RESTRICTION APPLIES * * PROPERTY MUST BE OWNER OCCUPIED OR SOLD TO AN OWNER OCCUPANT WITHIN THE LANCASTER AREA 80% OF HUD MEDIAN INCOME. * * PROPERTY MAY ALSO A BE RENTAL * * IF RENTED TO A HOUSEHOLD WITH A MAX INCOME LIMIT OF LANCASTER AREA 60% OF HUD MEDIAN INCOME (MAX RENTAL LIMITS APPLY). BUYER MUST SHOW PROOF OF FUNDS SUFFICIENT TO PURCHASE AND REHAB THE PROPERTY AT THE TIME OF THE OFFER. NO LIENS ALLOWED ON THE PROPERTY FOR FINANCING. ALL OFFERS DUE BY 3 PM ON TUESDAY, 11/28/23. SOLD AS IS. PROPERTY WILL NOT BE CLEARED OUT. ALL PARTIES WHO SUBMIT OFFERS WILL NEED TO BE PRESENT AT THE CITY OF LANCASTER'S REDEVELOPMENT AUTHORITY PUBLIC BOARD MEETING ON 12/12/23 AT 5:15 PM.

14. 2018-03-03
    historical
15. 2017-10-26
    listed $32,000
16. 2008-11-12
    soldstatus $25,000
17. 2008-10-14
    historical
18. 2008-07-15
    listed $28,000
19. 2006-10-30
    historical
20. 2006-10-27
    soldstatus $27,500
21. 2006-08-24
    listed $29,900

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$908/yr (+$76/mo · 127.7%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,607
• − Mortgage interest: −$8,957
• − Property taxes: −$711
• − Insurance: −$800
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,652
• Taxable loss: −$329
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,416/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: Lancaster SD
• NCES district ID: 4213140
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $38,500
• Composite: 15.52/100
• National rank: #9301
• State rank: #500 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

• Census place: Lancaster, PA
• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 67,571
• Household income: $77,084
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2557.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 1% Dominican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, India
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -508.78%
• Current HPI: 289.3324
• Rent YoY: ▲ 0.47%
• 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

+434.8% since first listed

21 events — show timeline

• 2026-03-25 Pending — BRIGHT MLS
• 2026-03-16 Relisted — BRIGHT MLS
• 2026-03-16 Pending — BRIGHT MLS
• 2026-03-09 Relisted — BRIGHT MLS
• 2025-12-12 Pending — BRIGHT MLS
• 2025-10-31 Price Changed $159,900 BRIGHT MLS
• 2025-09-10 Listed $160,000 BRIGHT MLS
• 2023-12-18 Sold (MLS) $1 BRIGHT MLS
• 2023-11-15 Listing Removed — BRIGHT MLS
• 2023-10-09 Price Changed $22,000 BRIGHT MLS
• 2023-10-09 Relisted — BRIGHT MLS
• 2023-08-06 Listing Removed — BRIGHT MLS
• 2023-07-19 Listed $55,000 BRIGHT MLS
• 2018-03-03 Listing Removed — BRIGHT MLS
• 2017-10-26 Listed $32,000 BRIGHT MLS
• 2008-11-12 Sold (MLS) $25,000 BRIGHT MLS
• 2008-10-14 Listing Removed — BRIGHT MLS
• 2008-07-15 Listed $28,000 BRIGHT MLS
• 2006-10-30 Listing Removed — BRIGHT MLS
• 2006-10-27 Sold (MLS) $27,500 BRIGHT MLS
• 2006-08-24 Listed $29,900 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2026): $711 · +3.3% YoY. Source: county tax records.