113 Old Dorwart · Lancaster, PA 17602

$289,900

5 bd · None ba · 2,160 sqft · MultiFamily public records · 28 Days on market

Built 1900 2,178 sqft lot Est $286k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +6.9/15.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Offer Received, All offers due on the 16th at 5pm. Investment Opportunity with Value-Add Potential Welcome to this three-unit property situated on the corner of Old Dorwart and West Filbert—a prime location in a thriving neighborhood. Each unit features its own private entrance, . The property has seen several important updates, including separate metering for heat and electricity, allowing tenants to pay their own utilities for simplified management and predictable expenses. Recent electrical upgrades and professional management already in place provide a solid foundation for investors. While the property has many strong features, there is still opportunity for cosmetic improvements

Key facts

• Three unit property
• Separate metering
• Desirable location

Tags

• THREE UNIT PROPERTY
• PRIVATE ENTRANCE
• SEPARATE METERING
• ELECTRICAL UPGRADES
• STRONG RENTAL POTENTIAL
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Improvement and land assessed values recorded (assessor sources); Year built and finished/unfinished area sources recorded as assessor
• Financial info: Three total units with two leased and one vacant; Two units on month-to-month tenancy

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Hot water: electric; Natural gas available
• Home design: End of row / townhouse structure; Fee simple ownership
• Construction: Built with block and frame construction; Stone foundation; Asphalt and rubber roof
• Exterior features: On-street parking; Tidal water not present

Interior

• Bedrooms: Three-unit property with one 1-bedroom unit and two 2-bedroom units
• Heating & cooling: Electric baseboard heating; Electric cooling available
• Interior features: Accessibility features present

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.2% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Lancaster SD (urban): math 12% / reading 25% proficiency, ranked #500 of 539 in PA (top 93%) — 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: Lafayette El Sch (math 12% / reading 22%, grade F, #1,307 of 1,518 statewide, top 86%, 427 students, 100% FRL); Reynolds Ms (math 6% / reading 31%, grade F, #451 of 512 statewide, top 88%, 527 students, 92% FRL); Mccaskey Campus (math 50% / reading 34%, grade F, #230 of 437 statewide, top 53%, 2,620 students, 88% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 161 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $4,046/mo this rent would consume 64% of the median local household income ($76k/yr) (locally 1556% 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 + 1.2% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $285,551 (1.5% below list)

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. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $286,397
• List price: $289,900
• Delta: 1.22%
• 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
503-505 Manor St	0.06mi	4/3.0 (-1)	2,056 (-5%)	1mo	$355,000	$173	83
751 High St	0.33mi	5/—	2,152 (-0%)	2mo	$383,500	$178	83
329 W King St	0.24mi	4/— (-1)	2,149 (-0%)	1mo	$270,000	$126	82
410 W Vine St	0.27mi	5/2.5	2,311 (+7%)	4mo	$252,500	$109	72
747-749 Manor St	0.29mi	4/3.0 (-1)	2,048 (-5%)	2mo	$335,000	$164	71
642 Second St	0.23mi	4/— (-1)	2,013 (-7%)	4mo	$270,000	$134	70
662 Saint Joseph St	0.29mi	5/2.0	1,941 (-10%)	2mo	$290,000	$149	68
102 Ruby St	0.27mi	4/3.0 (-1)	2,379 (+10%)	1mo	$300,000	$126	64
411-413 S Arch St	0.34mi	5/—	1,896 (-12%)	1mo	$230,500	$122	63
528 Manor St	0.07mi	4/4.0 (-1)	2,465 (+14%)	8mo	$434,000	$176	61
348 S Queen St	0.62mi	4/2.0 (-1)	2,080 (-4%)	2mo	$229,900	$111	58
240 S Queen St	0.58mi	4/— (-1)	2,462 (+14%)	10mo	$325,000	$132	36

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $22,437
• Equity at exit: $43,225

10-year hold

• IRR: 14.9%
• Equity multiple: 2.11×
• Total profit: $89,851
• Equity at exit: $25,065

Cash invested: $81,172 (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 17602

• Rents YoY: 1.2%
• Active inventory: 161
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,046 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$353 /mo · $4,239/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $1,202

Break-even live

Break-even rent $2,524

Max offer price $289,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,047
Total (3 units)			$4,046

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Saint Joseph St Lancaster, PA	4.0	2.0	1523	$1,695	$1.11	44d	1	0.26mi
611 S West End Ave Lancaster, PA	4.0	1.5	1589	$1,800	$1.13	14d	1	0.55mi
549 Howard Ave Lancaster, PA	4.0	1.0	1439	$1,700	$1.18	44d	1	0.66mi
520 W Frederick St Lancaster, PA	4.0	1.0	1713	$1,895	$1.11	44d	1	0.71mi
1121 Spring Grove Ave Lancaster, PA	4.0	2.0	1755	$2,200	$1.25	44d	1	0.75mi
708 S Lime St Unit 3 Lancaster, PA	4.0	1.0	1742	$1,850	$1.06	44d	1	1.12mi

Listing history 44 events

1. 2026-06-18
   status $289,900 Pending 28 DOM
2. 2026-06-17
   days on market $289,900 Active 28 DOM
3. 2026-06-16
   days on market $289,900 Active 27 DOM
4. 2026-06-15
   days on market $289,900 Active 26 DOM
5. 2026-06-14
   days on market $289,900 Active 24 DOM
6. 2026-06-13
   pricestatus $289,900 Active 23 DOM
7. 2026-06-01
   status $309,995 Pending 23 DOM
8. 2026-05-31
   days on market $309,995 Active 23 DOM
9. 2026-05-30
   days on market $309,995 Active 22 DOM
10. 2026-05-08
    listed $315,000 Active 1258-char remark
11. 2025-11-14
    historical
12. 2025-07-14
    price $318,900
13. 2025-06-15
    price $331,995
14. 2025-05-28
    listed $339,900 Active
15. 2025-05-20
    historical
16. 2025-05-20
    historical
17. 2025-05-20
    historical
18. 2025-01-24
    historical
19. 2025-01-03
    status Active
20. 2024-12-27
    historical
21. 2024-11-19
    price $339,900
22. 2024-11-08
    status Active
23. 2024-10-25
    status Pending
24. 2024-10-18
    listed $345,000 Active
25. 2024-10-09
    historical $1,050
26. 2024-10-08
    historical
27. 2024-10-02
    listed $1,050
28. 2022-03-01
    soldstatus $262,900
29. 2022-02-28
    soldstatus $262,900 Closed
30. 2022-01-18
    status Pending
31. 2022-01-17
    price $262,900
32. 2022-01-17
    status Active
33. 2021-12-31
    status Pending
34. 2021-12-23
    price $264,500
35. 2021-12-14
    listed $272,500 Active
36. 2020-12-31
    historical
37. 2020-10-19
    listed $225,000 Active
38. 2006-07-17
    historical
39. 2006-07-17
    soldstatus $77,500
40. 2006-07-14
    soldstatus $77,500
41. 2006-06-01
    listed $79,900
42. 2005-10-01
    historical
43. 2005-04-14
    listed $79,900
44. 1991-08-15
    soldstatus $75,000

ⓘ 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: $4,239 · $353/mo
• Projected year-2 tax: $4,410 · $367/mo
• Expected delta: +$171/yr (+$14/mo · 4.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,552
• − Mortgage interest: −$16,239
• − Property taxes: −$4,239
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,884
• − Management: −$3,884
• − Depreciation: −$8,433
• Taxable income: $10,423
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $11,923/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: Lancaster SD
• NCES district ID: 4213140
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $38,500
• Composite: 15.52/100
• National rank: #9301
• State rank: #500 of 539 in PA

Livability — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, PA
• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 52,217
• Household income: $75,862
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1556.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 1% Dominican 4%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 70% English-only · Spanish 22% German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -248.05%
• Current HPI: 288.9141
• Rent YoY: ▲ 1.20%
• 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

+286.5% since first listed

40 events — show timeline

• 2026-06-18 Pending — BRIGHT MLS
• 2026-06-12 Price Changed $289,900 BRIGHT MLS
• 2026-06-12 Relisted — BRIGHT MLS
• 2026-05-31 Pending — BRIGHT MLS
• 2026-05-24 Price Changed $309,995 BRIGHT MLS
• 2026-05-08 Listed $315,000 BRIGHT MLS
• 2025-11-14 Listing Removed — BRIGHT MLS
• 2025-07-14 Price Changed $318,900 BRIGHT MLS
• 2025-06-15 Price Changed $331,995 BRIGHT MLS
• 2025-05-28 Listed $339,900 BRIGHT MLS
• 2025-05-20 Coming Soon — BRIGHT MLS
• 2025-05-20 Coming Soon — BRIGHT MLS
• 2025-05-20 Listing Removed — BRIGHT MLS
• 2025-01-24 Listing Removed — BRIGHT MLS
• 2025-01-03 Relisted — BRIGHT MLS
• 2024-12-27 Listing Removed — BRIGHT MLS
• 2024-11-19 Price Changed $339,900 BRIGHT MLS
• 2024-11-08 Relisted — BRIGHT MLS
• 2024-10-25 Pending — BRIGHT MLS
• 2024-10-18 Listed $345,000 BRIGHT MLS
• 2024-10-09 Rental Removed $1,050 RENTALBEAST
• 2024-10-08 Coming Soon — BRIGHT MLS
• 2024-10-02 Listed for Rent $1,050 RENTALBEAST
• 2022-03-01 Sold (Public Records) $262,900 Public Records
• 2022-02-28 Sold (MLS) $262,900 BRIGHT MLS
• 2022-01-18 Pending — BRIGHT MLS
• 2022-01-17 Price Changed $262,900 BRIGHT MLS
• 2022-01-17 Relisted — BRIGHT MLS
• 2021-12-31 Pending — BRIGHT MLS
• 2021-12-23 Price Changed $264,500 BRIGHT MLS
• 2021-12-14 Listed $272,500 BRIGHT MLS
• 2020-12-31 Listing Removed — BRIGHT MLS
• 2020-10-19 Listed $225,000 BRIGHT MLS
• 2006-07-17 Sold (Public Records) $77,500 Public Records
• 2006-07-17 Listing Removed — BRIGHT MLS
• 2006-07-14 Sold (MLS) $77,500 BRIGHT MLS
• 2006-06-01 Listed $79,900 BRIGHT MLS
• 2005-10-01 Listing Removed — BRIGHT MLS
• 2005-04-14 Listed $79,900 BRIGHT MLS
• 1991-08-15 Sold (Public Records) $75,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $4,239 · +3.3% YoY. Source: county tax records.