820 E Market St · York, PA 17403

$175,000

6 bd · 2.0 ba · 2,150 sqft · MultiFamily public records · 4 Days on market

Built 1900 2,039 sqft lot $81/sqft · 6% below area Est $185k · 6% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 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

Income producing opportunity. Add to your portfolio today. 2 leased units. 3 bedroom unit and 1 bedroom unit. Public utilities. Great location. Convenient to local amenities.

Key facts

• 2,039 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: End of row/townhouse; Fee simple ownership; Above-grade finished area approximately 2,150 (per assessor)
• Construction: Brick construction; Other foundation; Other structures above and below grade
• Exterior features: No tidal water

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Heating & cooling: Hot water heating; Central heating; Natural gas fuel; Cooling listed as Other
• Interior features: Accessibility features present

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 12.1% 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 (+4.4%/yr); 213 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 42% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1900 — 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: 1.52% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $185,241
• List price: $175,000
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 E Market St	0.00mi	5/— (-1)	2,150 (0%)	0mo	$165,000	$77	95
708 E Philadelphia St	0.15mi	5/— (-1)	2,220 (+3%)	2mo	$175,000	$79	81
663 E Philadelphia St	0.22mi	5/— (-1)	2,319 (+8%)	11mo	$165,000	$71	63
959 E Philadelphia St	0.25mi	5/2.0 (-1)	1,872 (-13%)	22mo	$175,000	$93	43
1133-1135 E Philadelphia St	0.42mi	5/— (-1)	1,904 (-11%)	18mo	$265,000	$139	41

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: 14.8%
• Equity multiple: 1.60×
• Total profit: $29,621
• Equity at exit: $26,093

10-year hold

• IRR: 24.6%
• Equity multiple: 3.29×
• Total profit: $112,031
• 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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$918
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $848

Break-even live

Break-even rent $1,585

Max offer price $175,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,286
1× unit	3	1	$1,373
Total (2 units)			$2,659

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	1.36mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	44d	1	1.43mi

Listing history 19 events

1. 2026-05-08
   status Pending 494-char remark
2. 2026-05-04
   listed $175,000 Active 494-char remark
3. 2023-05-18
   soldstatus $130,000
4. 2023-05-17
   soldstatus $130,000 Closed 174-char remark

   Show marketing remark (174 chars)

   Income producing opportunity. Add to your portfolio today. 2 leased units. 3 bedroom unit and 1 bedroom unit. Public utilities. Great location. Convenient to local amenities.

5. 2023-04-27
   historical 174-char remark

   Show marketing remark (174 chars)

   Income producing opportunity. Add to your portfolio today. 2 leased units. 3 bedroom unit and 1 bedroom unit. Public utilities. Great location. Convenient to local amenities.

6. 2023-04-27
   listed $130,000 174-char remark

   Show marketing remark (174 chars)

   Income producing opportunity. Add to your portfolio today. 2 leased units. 3 bedroom unit and 1 bedroom unit. Public utilities. Great location. Convenient to local amenities.

7. 2022-03-31
   soldstatus $96,500 Closed

   Show marketing remark (349 chars)

   Great Income Producing Property! First floor unit is one bedroom, one bathroom, kitchen, dining area, small living room, and access to basement. Second Unit is three large bedrooms, one bathroom, dining room, kitchen, and a large living room. Seperate Gas furnaces, Hot Water Heaters, and Electric. Close to Public Transportation. Long term tenants!

8. 2022-02-18
   status Pending

   Show marketing remark (349 chars)

   Great Income Producing Property! First floor unit is one bedroom, one bathroom, kitchen, dining area, small living room, and access to basement. Second Unit is three large bedrooms, one bathroom, dining room, kitchen, and a large living room. Seperate Gas furnaces, Hot Water Heaters, and Electric. Close to Public Transportation. Long term tenants!

9. 2022-02-14
   listed $89,900 Active

   Show marketing remark (349 chars)

   Great Income Producing Property! First floor unit is one bedroom, one bathroom, kitchen, dining area, small living room, and access to basement. Second Unit is three large bedrooms, one bathroom, dining room, kitchen, and a large living room. Seperate Gas furnaces, Hot Water Heaters, and Electric. Close to Public Transportation. Long term tenants!

10. 2018-08-02
    soldstatus $67,500
11. 2018-07-13
    soldstatus $67,500
12. 2018-06-11
    historical
13. 2018-05-30
    listed $69,000
14. 2014-12-04
    soldstatus $27,500
15. 2014-11-21
    historical
16. 2014-09-22
    listed $25,000
17. 2008-04-30
    soldstatus $75,000
18. 1997-09-03
    soldstatus $24,036
19. 1993-07-27
    soldstatus $42,500

ⓘ 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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,908
• − Mortgage interest: −$9,803
• − Property taxes: −$3,140
• − Insurance: −$875
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$5,091
• Taxable income: $7,895
• Est. tax owed @ 24.0%: −$1,895
• After-tax cash flow: $8,285/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

+288.2% since first listed

20 events — show timeline

• 2026-06-12 Sold (MLS) $165,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-04 Listed $175,000 BRIGHT MLS
• 2023-05-18 Sold (Public Records) $130,000 Public Records
• 2023-05-17 Sold (MLS) $130,000 BRIGHT MLS
• 2023-04-27 Listed $130,000 BRIGHT MLS
• 2023-04-27 Listing Removed — BRIGHT MLS
• 2022-03-31 Sold (MLS) $96,500 BRIGHT MLS
• 2022-02-18 Pending — BRIGHT MLS
• 2022-02-14 Listed $89,900 BRIGHT MLS
• 2018-08-02 Sold (Public Records) $67,500 Public Records
• 2018-07-13 Sold (MLS) $67,500 BRIGHT MLS
• 2018-06-11 Listing Removed — BRIGHT MLS
• 2018-05-30 Listed $69,000 BRIGHT MLS
• 2014-12-04 Sold (MLS) $27,500 BRIGHT MLS
• 2014-11-21 Listing Removed — BRIGHT MLS
• 2014-09-22 Listed $25,000 BRIGHT MLS
• 2008-04-30 Sold (Public Records) $75,000 Public Records
• 1997-09-03 Sold (Public Records) $24,036 Public Records
• 1993-07-27 Sold (Public Records) $42,500 Public Records

Property tax history

+0.8%/yr

Latest (2026): $3,140 · +1.6% YoY. Source: county tax records.