7 Church St · Glen Rock, PA 17327

$175,000

5 bd · 2.0 ba · 2,394 sqft · Townhouse public records · 156 Days on market

Built 1920 2,701 sqft lot $73/sqft · 11% below area Est $198k · 11% 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 +12.6/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity for investors! With the right vision, this property could be transformed into a 2- or 3-unit rental, unlocking strong rental income potential. Most materials needed to complete the renovation are included in the sale and already in the home, making this a solid option for investors seeking their next profitable project.

Key facts

• Built 1920
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#765 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Southern York County SD (rural): math 39% / reading 58% proficiency, ranked #168 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Friendship El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 408 students, 36% FRL); Southern Ms (math 20% / reading 54%, grade F, #298 of 512 statewide, top 60%, 441 students, 26% FRL); Susquehannock Hs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 928 students, 23% FRL).
• Market conditions: 44 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $25k; list at $175k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $197,505
• List price: $175,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Church St	0.01mi	4/2.5 (-1)	2,218 (-7%)	3mo	$290,000	$131	78

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-20,903
• Equity at exit: $26,093

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,388
• Equity at exit: $15,131

Cash invested: $49,000 (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 17327

• Home prices YoY: -4.9%
• Active inventory: 44
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $116

Break-even live

Break-even rent $1,635

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $165	+0% $116	+5% $66	+10% $17
Rent	-10% $-25	-5% $45	+0% $116	+5% $186	+10% $257
Rate	-1.0pp $204	-0.5pp $160	base $116	+0.5pp $70	+1.0pp $24

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $175,000 Active 156 DOM
2. 2026-06-18
   days on market $175,000 Active 153 DOM
3. 2026-06-17
   days on market $175,000 Active 152 DOM
4. 2026-06-16
   days on market $175,000 Active 151 DOM
5. 2026-06-15
   days on market $175,000 Active 150 DOM
6. 2026-06-14
   days on market $175,000 Active 148 DOM
7. 2026-06-13
   days on market $175,000 Active 147 DOM
8. 2026-06-10
   days on market $175,000 Active 145 DOM
9. 2026-06-09
   days on market $175,000 Active 144 DOM
10. 2026-06-08
    days on market $175,000 Active 143 DOM
11. 2026-06-07
    days on market $175,000 Active 142 DOM
12. 2026-06-03
    days on market $175,000 Active 138 DOM
13. 2026-06-02
    days on market $175,000 Active 137 DOM
14. 2026-06-01
    days on market $175,000 Active 136 DOM
15. 2026-05-31
    days on market $175,000 Active 135 DOM
16. 2026-05-30
    days on market $175,000 Active 134 DOM
17. 2026-01-16
    listed $175,000 Active 338-char remark

    Show marketing remark (338 chars)

    Rare opportunity for investors! With the right vision, this property could be transformed into a 2- or 3-unit rental, unlocking strong rental income potential. Most materials needed to complete the renovation are included in the sale and already in the home, making this a solid option for investors seeking their next profitable project.

18. 2026-01-03
    historical
19. 2025-12-07
    listed $175,000 Active
20. 1983-09-01
    soldstatus $25,000

ⓘ 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: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,374
• − Mortgage interest: −$9,803
• − Property taxes: −$2,941
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$5,091
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,731/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: Southern York County SD
• NCES district ID: 4222380
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $70,881
• Composite: 43.46/100
• National rank: #3005
• State rank: #168 of 539 in PA

Livability — Glen Rock

• Score: 70/100
• State rank: #765
• US rank: #7663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Rock, PA
• Population (ZIP): 8,228

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1% Other Indo-European 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: ▼ -13.22%
• Current HPI: 257.102
• 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

+600.0% since first listed

4 events — show timeline

• 2026-01-16 Listed $175,000 BRIGHT MLS
• 2026-01-03 Listing Removed — BRIGHT MLS
• 2025-12-07 Listed $175,000 BRIGHT MLS
• 1983-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,941 · +0.0% YoY. Source: county tax records.