541-543-545 Concord Ln · Columbia, PA 17512

$305,000

2 bd · 1.0 ba · 847 sqft · MultiFamily public records · 99 Days on market

Built 1850 $360/sqft · at area comps Est $252k · 21% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

541, 543 and 545 Concord Lane. Unit 1 545 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This home is active with tenants. Has a fenced in yard, parking on the street Unit 2 543 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This unit is vacant This one has new carpet in the bedrooms and living room. A nice fenced in yard and parking on the street. Unit 3 - 45 Ft mobile home one floor living, 2 bedrooms, 1 bathroom, this lot has the potential to upgrade from mobile to a modular. This home is active with tenants, has a nice fenced in yard and off street parking. These units are a must see if you are looking for an investment property. These properties are being sold "as is" and the seller will not make any repairs. This location is in walking distance to downtown, parks and the rail trail. Seller is very motivated to sell.

Key facts

• One floor living
• Fenced in yard
• Built 1850

Tags

• FENCED IN YARD
• ONE FLOOR LIVING
• WALKING DISTANCE TO DOWNTOWN
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO RAIL TRAIL

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $278k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Columbia — 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 73/100 on livability (#538 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D, schools D-.
• Columbia Borough SD (suburban): math 14% / reading 32% proficiency, ranked #482 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 126 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $3,540/mo this rent would consume 64% of the median local household income ($67k/yr) (locally 647% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $85k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $44k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $305k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $252,065
• List price: $305,000
• Delta: 21.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $15,945
• Equity at exit: $45,476

10-year hold

• IRR: 17.4%
• Equity multiple: 2.70×
• Total profit: $144,988
• Equity at exit: $26,371

Cash invested: $85,400 (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 17512

• Home prices YoY: -23.7%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $3,540 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $794

Break-even live

Break-even rent $2,535

Max offer price $305,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,540
Total (3 units)			$3,540

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
557 Union St #5 Columbia, PA	2.0	1.0	1100	$1,295	$1.18	13d	1	0.04mi
20 S 4th St Columbia, PA	3.0	1.5	1032	$1,625	$1.57	20d	1	0.25mi
327 Cherry St Unit A Columbia, PA	1.0	1.0	900	$1,150	$1.28	21d	1	0.28mi
17 N 4th St Unit 17 N 4th Rear Columbia, PA	1.0	1.0	700	$1,125	$1.61	13d	1	0.30mi
119 N 6th St Unit 2 Columbia, PA	2.0	1.0	700	$1,200	$1.71	13d	1	0.35mi
234 Locust St Unit 1 Columbia, PA	1.0	1.0	793	$1,300	$1.64	43d	1	0.37mi
132 Locust St Columbia, PA	1.0	1.0	744	$1,508	$2.03	13d	2	0.48mi

Listing history 23 events

1. 2026-06-18
   days on market $305,000 Active 99 DOM
2. 2026-06-17
   days on market $305,000 Active 98 DOM
3. 2026-06-16
   days on market $305,000 Active 97 DOM
4. 2026-06-15
   days on market $305,000 Active 96 DOM
5. 2026-06-14
   days on market $305,000 Active 94 DOM
6. 2026-06-13
   days on market $305,000 Active 93 DOM
7. 2026-06-10
   days on market $305,000 Active 91 DOM
8. 2026-06-09
   days on market $305,000 Active 90 DOM
9. 2026-06-08
   days on market $305,000 Active 89 DOM
10. 2026-06-07
    days on market $305,000 Active 88 DOM
11. 2026-06-05
    days on market $305,000 Active 85 DOM
12. 2026-06-03
    days on market $305,000 Active 84 DOM
13. 2026-06-02
    days on market $305,000 Active 83 DOM
14. 2026-06-01
    days on market $305,000 Active 82 DOM
15. 2026-05-31
    days on market $305,000 Active 81 DOM
16. 2026-05-30
    days on market $305,000 Active 80 DOM
17. 2026-03-31
    price $305,000 884-char remark

    Show marketing remark (884 chars)

    541, 543 and 545 Concord Lane. Unit 1 545 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This home is active with tenants. Has a fenced in yard, parking on the street Unit 2 543 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This unit is vacant This one has new carpet in the bedrooms and living room. A nice fenced in yard and parking on the street. Unit 3 - 45 Ft mobile home one floor living, 2 bedrooms, 1 bathroom, this lot has the potential to upgrade from mobile to a modular. This home is active with tenants, has a nice fenced in yard and off street parking. These units are a must see if you are looking for an investment property. These properties are being sold "as is" and the seller will not make any repairs. This location is in walking distance to downtown, parks and the rail trail. Seller is very motivated to sell.

18. 2026-03-11
    listed $349,000 Active 884-char remark

    Show marketing remark (884 chars)

    541, 543 and 545 Concord Lane. Unit 1 545 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This home is active with tenants. Has a fenced in yard, parking on the street Unit 2 543 - 2 bedrooms, 1 bathroom. Bathroom and laundry on the main floor. This unit is vacant This one has new carpet in the bedrooms and living room. A nice fenced in yard and parking on the street. Unit 3 - 45 Ft mobile home one floor living, 2 bedrooms, 1 bathroom, this lot has the potential to upgrade from mobile to a modular. This home is active with tenants, has a nice fenced in yard and off street parking. These units are a must see if you are looking for an investment property. These properties are being sold "as is" and the seller will not make any repairs. This location is in walking distance to downtown, parks and the rail trail. Seller is very motivated to sell.

19. 2018-02-24
    historical
20. 2017-09-05
    listed $150,000
21. 2006-02-10
    soldstatus $55,000
22. 2006-02-06
    soldstatus $55,000
23. 2005-05-11
    listed $89,000

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $4,067 · $339/mo
• Expected delta: +$752/yr (+$63/mo · 22.7%)

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

Taxation est. · year 1

• Rental income: $42,480
• − Mortgage interest: −$17,085
• − Property taxes: −$3,315
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,398
• − Management: −$3,398
• − Depreciation: −$8,873
• Taxable income: $4,886
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $8,353/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: Columbia Borough SD
• NCES district ID: 4206360
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $39,162
• Composite: 19.3/100
• National rank: #8799
• State rank: #482 of 539 in PA

Livability — Columbia

• Score: 73/100
• State rank: #538
• US rank: #5040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, PA
• County: Lancaster County · 390,309 people
• City population: 18,148
• Metro: Lancaster, PA
• Population (ZIP): 18,148
• Household income: $66,684
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 647.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Polish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1% Arabic 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: ▼ -86.48%
• Current HPI: 278.1465
• Rent YoY: ▲ 7.00%
• 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

+242.7% since first listed

7 events — show timeline

• 2026-03-31 Price Changed $305,000 BRIGHT MLS
• 2026-03-11 Listed $349,000 BRIGHT MLS
• 2018-02-24 Listing Removed — BRIGHT MLS
• 2017-09-05 Listed $150,000 BRIGHT MLS
• 2006-02-10 Sold (Public Records) $55,000 Public Records
• 2006-02-06 Sold (MLS) $55,000 BRIGHT MLS
• 2005-05-11 Listed $89,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $3,315 · -1.3% YoY. Source: county tax records.