120 Locust St · Wrightsville, PA 17368

$138,000

3 bd · 2.0 ba · 1,992 sqft · Townhouse public records · 37 Days on market

Built 1900 Est $231k · 40% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• 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

BANK OWNED FORECLOSURE PROPERTY BEING SOLD IN "AS-IS" CONDITION. HOME WOULD BE A GREAT STARTER HOME OR INVESTMENT PROPERTY.

Key facts

• Built 1900
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $138k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#562 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $70k; list at $138k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.59% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $231,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Locust St	0.09mi	3/1.5	2,084 (+5%)	9mo	$296,500	$142	79
624 S Front St	0.56mi	3/2.0	1,944 (-2%)	15mo	$225,000	$116	58
610 Hellam St	0.42mi	3/1.0	1,920 (-4%)	20mo	$219,500	$114	54
417 S 2nd St	0.37mi	3/1.0	1,836 (-8%)	18mo	$150,000	$82	51
513 Hellam St	0.36mi	3/2.0	1,704 (-14%)	23mo	$251,000	$147	40

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $13,663
• Equity at exit: $20,576

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $58,740
• Equity at exit: $11,932

Cash invested: $38,640 (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 17368

• Home prices YoY: -26.3%
• Active inventory: 52
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$386 /mo · $4,630/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $563

Break-even live

Break-even rent $1,477

Max offer price $138,000

Occupancy floor 69%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Apache Ln Wrightsville, PA	3.0	2.0	1900	$2,500	$1.32	13d	1	0.70mi
37 Travis Cir Wrightsville, PA	2.0	2.0–2.5	1361	$1,686	$1.24	13d	14	0.81mi

Listing history 22 events

1. 2026-06-18
   days on market $138,000 Active 37 DOM
2. 2026-06-17
   days on market $138,000 Active 36 DOM
3. 2026-06-16
   days on market $138,000 Active 35 DOM
4. 2026-06-15
   days on market $138,000 Active 34 DOM
5. 2026-06-14
   days on market $138,000 Active 32 DOM
6. 2026-06-13
   days on market $138,000 Active 31 DOM
7. 2026-06-10
   days on market $138,000 Active 29 DOM
8. 2026-06-09
   days on market $138,000 Active 28 DOM
9. 2026-06-08
   days on market $138,000 Active 27 DOM
10. 2026-06-07
    days on market $138,000 Active 26 DOM
11. 2026-06-03
    days on market $138,000 Active 22 DOM
12. 2026-06-02
    days on market $138,000 Active 21 DOM
13. 2026-06-01
    days on market $138,000 Active 20 DOM
14. 2026-05-31
    days on market $138,000 Active 19 DOM
15. 2026-05-30
    days on market $138,000 Active 18 DOM
16. 2026-05-12
    listed $138,000 Active 197-char remark
17. 2005-09-15
    soldstatus $70,000
18. 2005-08-31
    soldstatus $72,000 133-char remark

    Show marketing remark (133 chars)

    BANK OWNED FORECLOSURE PROPERTY BEING SOLD IN "AS-IS" CONDITION. HOME WOULD BE A GREAT STARTER HOME OR INVESTMENT PROPERTY.

19. 2005-08-17
    historical 133-char remark

    Show marketing remark (133 chars)

    BANK OWNED FORECLOSURE PROPERTY BEING SOLD IN "AS-IS" CONDITION. HOME WOULD BE A GREAT STARTER HOME OR INVESTMENT PROPERTY.

20. 2005-03-24
    listed $72,000 133-char remark

    Show marketing remark (133 chars)

    BANK OWNED FORECLOSURE PROPERTY BEING SOLD IN "AS-IS" CONDITION. HOME WOULD BE A GREAT STARTER HOME OR INVESTMENT PROPERTY.

21. 1996-06-03
    soldstatus $80,900
22. 1995-05-16
    soldstatus $64,900

ⓘ 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: $4,630 · $386/mo
• Projected year-2 tax: $4,630 · $386/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,279
• − Mortgage interest: −$7,730
• − Property taxes: −$4,630
• − Insurance: −$690
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$4,015
• Taxable income: $5,010
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $5,554/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Wrightsville

• Score: 73/100
• State rank: #562
• US rank: #5294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, PA
• Population (ZIP): 6,768

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1% Vietnamese 1%

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: ▼ -91.10%
• Current HPI: 255.1214
• 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

+112.6% since first listed

7 events — show timeline

• 2026-05-12 Listed $138,000 FSBO.com
• 2005-09-15 Sold (Public Records) $70,000 Public Records
• 2005-08-31 Sold (MLS) $72,000 BRIGHT MLS
• 2005-08-17 Listing Removed — BRIGHT MLS
• 2005-03-24 Listed $72,000 BRIGHT MLS
• 1996-06-03 Sold (Public Records) $80,900 Public Records
• 1995-05-16 Sold (Public Records) $64,900 Public Records

Property tax history

+3.0%/yr

Latest (2026): $4,630 · +6.8% YoY. Source: county tax records.