752 Mckenzie St · York, PA 17401

$145,000

3 bd · 1.0 ba · 1,216 sqft · MultiFamily public records · 24 Days on market

Built 1920 2,161 sqft lot $119/sqft · 19% below area Est $179k · 19% 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
• 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

Welcome to 752 McKenzie St — a well-maintained and income-producing property in the heart of York! This 3-bedroom, 1-bath home is the perfect addition to any investor’s portfolio or a great option for a buyer looking for immediate rental income. This property is tenant-occupied and generating $1,600/month, offering strong cash flow from day one. Inside, you’ll find fresh paint and durable luxury vinyl plank (LVP) flooring throughout, giving the home a clean, modern feel with low maintenance appeal. Major updates include a brand-new roof, providing peace of mind for years to come. The layout offers spacious bedrooms, functional living areas, and plenty of natural light. Conveniently located near local amenities, shopping, and major routes. - 3 Bedrooms / 1 Bath -New Roof -Fresh Paint Throughout -LVP Flooring -$1,600/month Rental Income -Turnkey Investment Whether you're a seasoned investor or just getting started, this is a cash-flowing opportunity you don’t want to miss. Add this one to your portfolio today!

Key facts

• Built 1920
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.4% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $3,681/mo this rent would consume 103% of the median local household income ($43k/yr) (locally 1360% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 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 $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.54% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.01%
• DSCR: 3.40
• GRM: 3.3

CMA / ARV

• ARV (median comp): $178,533
• List price: $145,000
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.1%
• Equity multiple: 3.61×
• Total profit: $105,899
• Equity at exit: $21,620

10-year hold

• IRR: 62.4%
• Equity multiple: 8.37×
• Total profit: $299,254
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,681 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$260 /mo · $3,117/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,827

Break-even live

Break-even rent $1,368

Max offer price $145,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,909	-5% $1,868	+0% $1,827	+5% $1,786	+10% $1,745
Rent	-10% $1,537	-5% $1,682	+0% $1,827	+5% $1,973	+10% $2,118
Rate	-1.0pp $1,900	-0.5pp $1,864	base $1,827	+0.5pp $1,790	+1.0pp $1,752

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,681
Total (3 units)			$3,681

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	0.22mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	0.27mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	0.27mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	0.40mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	14d	1	0.44mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	14d	1	0.51mi
132 S Beaver St Apt 4 York, PA	2.0	2.0	1000	$1,250	$1.25	44d	1	0.65mi
49 W Market St Unit 2 R York, PA	2.0	1.0	788	$975	$1.24	14d	1	0.81mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.83mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	14d	1	0.87mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.90mi
728 E Princess St Apt 3 York, PA	2.0	1.0	822	$995	$1.21	44d	1	0.92mi
606 E Market St Unit 1STFLRREAR York, PA	2.0	1.0	700	$925	$1.32	14d	1	0.96mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	14d	1	0.97mi
245 Franklin Way York, PA	2.0	2.0	1240	$1,150	$0.93	14d	1	0.98mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	14d	2	1.02mi
251 N George St York, PA	2.0	2.0	1100	$1,595	$1.45	14d	1	1.05mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	1.06mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	1.09mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	1.11mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	44d	1	1.14mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	1.16mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	1.16mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	1.17mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	1.19mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	1.20mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	1.26mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	1.27mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	44d	1	1.28mi
403 N Newberry St Unit B12 York, PA	2.0	1.0	750	$1,050	$1.40	44d	1	1.29mi
403 N Newberry St Unit A10 York, PA	2.0	1.0	750	$1,095	$1.46	21d	1	1.29mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	1.35mi
1027 E Market St Unit 2 York, PA	2.0	1.0	1145	$1,095	$0.96	14d	1	1.37mi

Listing history 19 events

1. 2026-05-04
   status Pending 1052-char remark

   Show marketing remark (1052 chars)

   Welcome to 752 McKenzie St — a well-maintained and income-producing property in the heart of York! This 3-bedroom, 1-bath home is the perfect addition to any investor’s portfolio or a great option for a buyer looking for immediate rental income. This property is tenant-occupied and generating $1,600/month, offering strong cash flow from day one. Inside, you’ll find fresh paint and durable luxury vinyl plank (LVP) flooring throughout, giving the home a clean, modern feel with low maintenance appeal. Major updates include a brand-new roof, providing peace of mind for years to come. The layout offers spacious bedrooms, functional living areas, and plenty of natural light. Conveniently located near local amenities, shopping, and major routes. - 3 Bedrooms / 1 Bath -New Roof -Fresh Paint Throughout -LVP Flooring -$1,600/month Rental Income -Turnkey Investment Whether you're a seasoned investor or just getting started, this is a cash-flowing opportunity you don’t want to miss. Add this one to your portfolio today!

2. 2026-04-10
   listed $145,000 Active 1052-char remark

   Show marketing remark (1052 chars)

   Welcome to 752 McKenzie St — a well-maintained and income-producing property in the heart of York! This 3-bedroom, 1-bath home is the perfect addition to any investor’s portfolio or a great option for a buyer looking for immediate rental income. This property is tenant-occupied and generating $1,600/month, offering strong cash flow from day one. Inside, you’ll find fresh paint and durable luxury vinyl plank (LVP) flooring throughout, giving the home a clean, modern feel with low maintenance appeal. Major updates include a brand-new roof, providing peace of mind for years to come. The layout offers spacious bedrooms, functional living areas, and plenty of natural light. Conveniently located near local amenities, shopping, and major routes. - 3 Bedrooms / 1 Bath -New Roof -Fresh Paint Throughout -LVP Flooring -$1,600/month Rental Income -Turnkey Investment Whether you're a seasoned investor or just getting started, this is a cash-flowing opportunity you don’t want to miss. Add this one to your portfolio today!

3. 2025-09-25
   soldstatus $100,000 Closed
4. 2025-09-15
   status Pending
5. 2025-09-11
   listed $132,000 Active
6. 2021-02-05
   soldstatus $60,000
7. 2021-01-21
   soldstatus $60,000 Closed
8. 2020-11-02
   status Pending
9. 2020-10-30
   listed $57,000 Active
10. 2015-02-13
    soldstatus $12,010
11. 2015-01-23
    historical
12. 2014-11-06
    listed $10,500
13. 2007-09-07
    historical
14. 2007-04-25
    listed $62,900
15. 2005-09-28
    historical
16. 2005-09-27
    soldstatus $23,500
17. 2005-09-26
    soldstatus $23,500
18. 2005-05-25
    listed $26,900
19. 1998-01-12
    soldstatus $23,000

ⓘ 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: $3,117 · $260/mo
• Projected year-2 tax: $3,117 · $260/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $44,172
• − Mortgage interest: −$8,122
• − Property taxes: −$3,117
• − Insurance: −$725
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$4,218
• Taxable income: $20,922
• Est. tax owed @ 24.0%: −$5,021
• After-tax cash flow: $16,908/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

+530.4% since first listed

19 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-10 Listed $145,000 BRIGHT MLS
• 2025-09-25 Sold (MLS) $100,000 BRIGHT MLS
• 2025-09-15 Pending — BRIGHT MLS
• 2025-09-11 Listed $132,000 BRIGHT MLS
• 2021-02-05 Sold (Public Records) $60,000 Public Records
• 2021-01-21 Sold (MLS) $60,000 BRIGHT MLS
• 2020-11-02 Pending — BRIGHT MLS
• 2020-10-30 Listed $57,000 BRIGHT MLS
• 2015-02-13 Sold (MLS) $12,010 BRIGHT MLS
• 2015-01-23 Listing Removed — BRIGHT MLS
• 2014-11-06 Listed $10,500 BRIGHT MLS
• 2007-09-07 Listing Removed — BRIGHT MLS
• 2007-04-25 Listed $62,900 BRIGHT MLS
• 2005-09-28 Listing Removed — BRIGHT MLS
• 2005-09-27 Sold (Public Records) $23,500 Public Records
• 2005-09-26 Sold (MLS) $23,500 BRIGHT MLS
• 2005-05-25 Listed $26,900 BRIGHT MLS
• 1998-01-12 Sold (Public Records) $23,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,117 · +0.9% YoY. Source: county tax records.