442 E Prospect St · York, PA 17403

$189,900

5 bd · 1.0 ba · 1,926 sqft · Townhouse public records · 37 Days on market

Built 1900 1,742 sqft lot Est $169k · 12% over

---

Why this score? — see what drove the D- 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 +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Dream! Long term (15+ Years), reliable tenants. Large home with 18' X 11' detached garage that backs up to quiet Hannah Penn Middle School. Short drive to I83. Would make a great investment property or a great place to call home, too! Must see!

Key facts

• Garage
• Built 1900
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (11.0% below list).
• Recommended offer: $169k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: William Penn Shs (math 22% / reading 8%, grade F, #407 of 437 statewide, top 94%, 1,534 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $25k; list at $190k implies a 660% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $169,011 (11.0% 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 11% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $169,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 E Prospect St	0.00mi	5/1.5	1,926 (0%)	0mo	$189,000	$98	98
117 S Pine St	0.24mi	5/1.0	2,040 (+6%)	2mo	$174,000	$85	78
350 E Poplar St	0.18mi	5/1.0	1,740 (-10%)	2mo	$125,000	$72	74
217 E Cottage Pl	0.41mi	5/1.5	2,011 (+4%)	1mo	$210,000	$104	71
316 E King St	0.25mi	5/1.5	2,124 (+10%)	3mo	$185,000	$87	67
345 E Princess St	0.15mi	4/1.0 (-1)	1,696 (-12%)	3mo	$145,000	$85	66
249 E Princess St	0.24mi	4/1.5 (-1)	1,741 (-10%)	0mo	$189,900	$109	66
830 E Philadelphia St	0.71mi	5/1.0	1,924 (-0%)	2mo	$150,000	$78	65
802 Chestnut St	0.72mi	5/1.0	1,860 (-3%)	1mo	$145,000	$78	60
41 W Philadelphia St	0.73mi	5/2.0	1,992 (+3%)	3mo	$300,000	$151	54
628 Chestnut St	0.65mi	5/2.0	1,740 (-10%)	3mo	$153,500	$88	48
702 York St	0.74mi	4/1.0 (-1)	1,696 (-12%)	1mo	$165,000	$97	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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-22,959
• Equity at exit: $28,315

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,720
• Equity at exit: $16,419

Cash invested: $53,172 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$996
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $84

Break-even live

Break-even rent $1,584

Max offer price $189,900

Occupancy floor 90%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.33mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	0.60mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.69mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	0.78mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	13d	1	0.79mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	1.07mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	43d	1	1.08mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	21d	1	1.43mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	1.46mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	43d	1	1.50mi

Listing history 18 events

1. 2026-05-23
   status Pending
2. 2026-05-22
   soldstatus Closed
3. 2026-04-22
   status Pending
4. 2026-04-21
   status Pending
5. 2026-04-21
   historical
6. 2026-04-21
   listed $189,900 Active
7. 2026-04-17
   historical
8. 2026-04-13
   price $189,900
9. 2026-04-06
   price $200,000
10. 2026-04-01
    price $203,900
11. 2026-03-23
    price $209,900
12. 2026-03-12
    listed $214,900 Active
13. 2026-03-09
    historical $214,900
14. 2017-02-24
    soldstatus $25,000 254-char remark

    Show marketing remark (254 chars)

    Investors Dream! Long term (15+ Years), reliable tenants. Large home with 18' X 11' detached garage that backs up to quiet Hannah Penn Middle School. Short drive to I83. Would make a great investment property or a great place to call home, too! Must see!

15. 2016-10-20
    historical 254-char remark

    Show marketing remark (254 chars)

    Investors Dream! Long term (15+ Years), reliable tenants. Large home with 18' X 11' detached garage that backs up to quiet Hannah Penn Middle School. Short drive to I83. Would make a great investment property or a great place to call home, too! Must see!

16. 2016-10-20
    listed $29,900 254-char remark

    Show marketing remark (254 chars)

    Investors Dream! Long term (15+ Years), reliable tenants. Large home with 18' X 11' detached garage that backs up to quiet Hannah Penn Middle School. Short drive to I83. Would make a great investment property or a great place to call home, too! Must see!

17. 1992-01-23
    soldstatus $48,000
18. 1990-08-30
    soldstatus $14,500

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,557 · $213/mo
• Expected delta: +$444/yr (+$37/mo · 21.0%)

ⓘ 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: $20,281
• − Mortgage interest: −$10,637
• − Property taxes: −$2,113
• − Insurance: −$950
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$5,524
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,535/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): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Arabic 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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• 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

+1209.7% since first listed

18 events — show timeline

• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-22 Sold (MLS) — BRIGHT MLS
• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-21 Listed $189,900 BRIGHT MLS
• 2026-04-21 Listing Removed — BRIGHT MLS
• 2026-04-17 Listing Removed — BRIGHT MLS
• 2026-04-13 Price Changed $189,900 BRIGHT MLS
• 2026-04-06 Price Changed $200,000 BRIGHT MLS
• 2026-04-01 Price Changed $203,900 BRIGHT MLS
• 2026-03-23 Price Changed $209,900 BRIGHT MLS
• 2026-03-12 Listed $214,900 BRIGHT MLS
• 2026-03-09 Coming Soon $214,900 BRIGHT MLS
• 2017-02-24 Sold (MLS) $25,000 BRIGHT MLS
• 2016-10-20 Listed $29,900 BRIGHT MLS
• 2016-10-20 Listing Removed — BRIGHT MLS
• 1992-01-23 Sold (Public Records) $48,000 Public Records
• 1990-08-30 Sold (Public Records) $14,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $2,113 · +0.9% YoY. Source: county tax records.