209 Park Pl · York, PA 17401

$125,000

4 bd · 1.0 ba · 1,132 sqft · Townhouse public records · 48 Days on market

Built 1915 1,215 sqft lot $110/sqft · 21% above area Est $117k · 7% over

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• ARV discount +4.5/15.0
• 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

Listing remarks MLS

Being sold AS IS. Seller is motivated.

Key facts

• Parking
• Built 1915
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $117,117
• List price: $125,000
• Delta: 6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Park Pl	0.04mi	4/1.5	1,147 (+1%)	6mo	$145,000	$126	89
348 W Gay Ave	0.13mi	3/1.0 (-1)	1,128 (-0%)	1mo	$92,000	$82	88
411 Saint Paul St	0.02mi	3/1.0 (-1)	1,168 (+3%)	6mo	$135,000	$116	83
330 N Newberry St	0.17mi	4/1.0	1,036 (-8%)	5mo	$105,500	$102	74
571 W Philadelphia St	0.29mi	3/1.5 (-1)	1,134 (+0%)	8mo	$115,000	$101	72
431 Juniper St	0.27mi	3/1.0 (-1)	1,194 (+6%)	3mo	$108,000	$90	70
480 W Princess St	0.50mi	3/1.0 (-1)	1,105 (-2%)	10mo	$106,000	$96	59
234 Elm Ter	0.04mi	5/2.5 (+1)	1,282 (+13%)	7mo	$160,000	$125	59
143 Stevens Ave	0.42mi	3/1.0 (-1)	1,260 (+11%)	10mo	$85,000	$67	49
138 S Penn St	0.45mi	3/1.0 (-1)	1,260 (+11%)	10mo	$115,000	$91	47
478 W Princess St	0.50mi	3/2.0 (-1)	1,236 (+9%)	7mo	$110,000	$89	47
751 Florida Ave	0.72mi	4/2.0	1,200 (+6%)	8mo	$222,000	$185	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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $5,223
• Equity at exit: $18,638

10-year hold

• IRR: 16.1%
• Equity multiple: 2.52×
• Total profit: $53,079
• Equity at exit: $10,808

Cash invested: $35,000 (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 17401

• Home prices YoY: -16.5%
• Rents YoY: 6.4%
• Active inventory: 63
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$656
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $321

Break-even live

Break-even rent $1,038

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $391	-5% $356	+0% $321	+5% $285	+10% $250
Rent	-10% $207	-5% $264	+0% $321	+5% $378	+10% $435
Rate	-1.0pp $384	-0.5pp $352	base $321	+0.5pp $288	+1.0pp $255

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	0.02mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	0.19mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	44d	1	0.23mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	44d	1	0.28mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	0.36mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	21d	1	0.41mi
330 W King St York, PA	3.0	1.0	713	$1,195	$1.68	14d	1	0.42mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	44d	1	0.43mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	0.48mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	44d	1	0.60mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	44d	1	0.71mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	0.74mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	14d	1	0.88mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	44d	1	1.04mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	44d	1	1.04mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	44d	1	1.05mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.07mi
42 Laurel St York, PA	3.0	1.0	1136	$1,375	$1.21	21d	1	1.09mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	1.15mi
50 S Highland Ave York, PA	2.0–3.0	1.0–1.5	1015	$1,394	$1.37	14d	1	1.19mi
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	21d	1	1.35mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	44d	1	1.43mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	14d	1	1.45mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	14d	1	1.45mi
1559 W King St Unit 2 West York, PA	3.0	1.0	1020	$1,250	$1.23	14d	1	1.48mi

Listing history 19 events

1. 2026-05-05
   status Pending 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

2. 2026-04-24
   price $125,000 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

3. 2026-04-17
   price $145,000 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

4. 2026-04-01
   price $150,000 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

5. 2026-03-19
   listed $160,000 Active 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

6. 2026-03-19
   historical $160,000 38-char remark

   Show marketing remark (38 chars)

   Being sold AS IS. Seller is motivated.

7. 2025-08-29
   soldstatus $78,500 Closed 243-char remark

   Show marketing remark (243 chars)

   Great home at this price! Own your own home for less than rent. Or investors, add this one to your portfolio. Needs updating and some repairs, but home has great bones. Currently being emptied. Passthrough bedroom is also access to 3rd floor.

8. 2025-08-21
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great home at this price! Own your own home for less than rent. Or investors, add this one to your portfolio. Needs updating and some repairs, but home has great bones. Currently being emptied. Passthrough bedroom is also access to 3rd floor.

9. 2025-08-13
   listed $104,900 Active 243-char remark

   Show marketing remark (243 chars)

   Great home at this price! Own your own home for less than rent. Or investors, add this one to your portfolio. Needs updating and some repairs, but home has great bones. Currently being emptied. Passthrough bedroom is also access to 3rd floor.

10. 2025-07-29
    historical $104,900 243-char remark

    Show marketing remark (243 chars)

    Great home at this price! Own your own home for less than rent. Or investors, add this one to your portfolio. Needs updating and some repairs, but home has great bones. Currently being emptied. Passthrough bedroom is also access to 3rd floor.

11. 2005-09-20
    soldstatus $19,600
12. 2005-09-09
    soldstatus $19,600
13. 2005-08-17
    historical
14. 2005-03-22
    listed $20,600
15. 1998-12-30
    soldstatus $39,900
16. 1998-12-28
    soldstatus $39,900
17. 1996-12-03
    soldstatus $39,900
18. 1996-10-15
    historical
19. 1996-02-27
    listed $39,900

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$315/yr (+$26/mo · 23.4%)

ⓘ 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 ≥103°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: $17,323
• − Mortgage interest: −$7,002
• − Property taxes: −$1,346
• − Insurance: −$625
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$3,636
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,382/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

+213.3% since first listed

19 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-24 Price Changed $125,000 BRIGHT MLS
• 2026-04-17 Price Changed $145,000 BRIGHT MLS
• 2026-04-01 Price Changed $150,000 BRIGHT MLS
• 2026-03-19 Listed $160,000 BRIGHT MLS
• 2026-03-19 Coming Soon $160,000 BRIGHT MLS
• 2025-08-29 Sold (MLS) $78,500 BRIGHT MLS
• 2025-08-21 Pending — BRIGHT MLS
• 2025-08-13 Listed $104,900 BRIGHT MLS
• 2025-07-29 Coming Soon $104,900 BRIGHT MLS
• 2005-09-20 Sold (Public Records) $19,600 Public Records
• 2005-09-09 Sold (MLS) $19,600 BRIGHT MLS
• 2005-08-17 Listing Removed — BRIGHT MLS
• 2005-03-22 Listed $20,600 BRIGHT MLS
• 1998-12-30 Sold (Public Records) $39,900 Public Records
• 1998-12-28 Sold (MLS) $39,900 BRIGHT MLS
• 1996-12-03 Sold (Public Records) $39,900 Public Records
• 1996-10-15 Listing Removed — BRIGHT MLS
• 1996-02-27 Listed $39,900 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $1,346 · +0.9% YoY. Source: county tax records.