848 Florida Ave · York, PA 17404

$220,000

4 bd · 1.0 ba · 1,536 sqft · MultiFamily public records · 5 Days on market

Built 1930 3,951 sqft lot $143/sqft · 52% above area Est $192k · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• 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

All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

Key facts

• Garage
• Built 1930
• Listed 5 days

Property features AI

Finance

• Other: Total below-grade area: 200 sq ft (finished below-grade area estimated at 200); Above-grade finished area reported as 1,843 (assessor)

Exterior

• Parking: Detached front-entry garage (1 car); Paved parking; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available (100 Amp service); Cable TV available; Internet: cable and fiber optic
• Home design: Semi-detached property; Main entrance faces north; Entry level is 1; Urban location; Cleared, level lot; Not in a federal flood zone; Property condition: good; Ownership: fee simple
• Construction: Brick construction; Stone foundation; Asphalt roof; Storm and double-pane windows; Building not winterized; Other structures: garage(s), above grade and below grade structures; Year built source: assessor
• Exterior features: Exterior lighting; Chain link fencing; Balcony; Porches

Interior

• Kitchen: Dishwasher; Electric oven / range; Range hood; Refrigerator; Water heater (natural gas)
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Hardwood / wood floors
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating (natural gas); Central heating; Window cooling units (electric)
• Interior features: Attic; Breakfast area / eat-in kitchen; Built-ins; Ceiling fan(s); Crown moldings; Traditional floor plan; Window treatments; Wood / hardwood floors; Estimated living area
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Cap rate 15.8% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 251 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $4,339/mo this rent would consume 66% of the median local household income ($79k/yr) (locally 722% 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $220,000

Questions for the listing agent

1. Built in 1930 — 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: 1.97% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.81%
• DSCR: 2.50
• GRM: 4.2

CMA / ARV

• ARV (median comp): $192,090
• List price: $220,000
• Delta: 14.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 W Philadelphia St	0.63mi	3/— (-1)	1,568 (+2%)	4mo	$170,000	$108	59
1264 W Princess St	0.66mi	3/— (-1)	1,626 (+6%)	16mo	$158,000	$97	41
1294 W Princess St	0.69mi	4/2.0	1,728 (+12%)	12mo	$185,000	$107	33

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.47×
• Total profit: $90,311
• Equity at exit: $32,803

10-year hold

• IRR: 42.0%
• Equity multiple: 5.69×
• Total profit: $288,779
• Equity at exit: $19,022

Cash invested: $61,600 (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 17404

• Rents YoY: 6.4%
• Active inventory: 251
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $4,339 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$447 /mo · $5,363/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $1,735

Break-even live

Break-even rent $2,142

Max offer price $220,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,860	-5% $1,798	+0% $1,735	+5% $1,673	+10% $1,611
Rent	-10% $1,393	-5% $1,564	+0% $1,735	+5% $1,907	+10% $2,078
Rate	-1.0pp $1,846	-0.5pp $1,791	base $1,735	+0.5pp $1,678	+1.0pp $1,620

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,340
Total (4 units)			$4,339

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	45d	1	0.46mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	45d	1	0.49mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	14d	1	0.51mi
631 Roosevelt Ave Unit 2 York, PA	3.0	1.0	1170	$1,150	$0.98	14d	1	0.52mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	45d	1	0.55mi
720 Elm Ter York, PA	3.0	1.5	1200	$1,950	$1.62	22d	1	0.56mi
1627 Filbert St York, PA	3.0	1.0	1193	$1,395	$1.17	22d	1	0.61mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	45d	1	0.65mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	45d	1	0.69mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	14d	1	0.71mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	14d	1	0.74mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	14d	1	0.74mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	45d	1	0.86mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	45d	1	0.91mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	22d	1	0.94mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	45d	1	0.97mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	45d	1	1.01mi
428 Smith St York, PA	3.0	1.0	1522	$1,350	$0.89	14d	1	1.02mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	45d	1	1.16mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	14d	1	1.21mi
101 N Forrest St York, PA	3.0	1.0	1340	$1,695	$1.26	22d	1	1.26mi
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	14d	1	1.31mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	14d	1	1.47mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	14d	1	1.47mi

Listing history 19 events

1. 2026-05-14
   price $220,000 801-char remark
2. 2026-05-14
   status Pending 801-char remark
3. 2026-05-14
   status Active 801-char remark
4. 2026-05-04
   status Pending 801-char remark
5. 2026-04-29
   listed $209,900 Active 801-char remark
6. 2026-04-24
   historical $209,900 801-char remark
7. 2022-08-03
   soldstatus $165,000
8. 2018-09-18
   status Pending 606-char remark

   Show marketing remark (606 chars)

   All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

9. 2018-09-18
   historical 606-char remark

   Show marketing remark (606 chars)

   All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

10. 2018-09-18
    soldstatus $88,000

    Show marketing remark (606 chars)

    All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

11. 2018-09-17
    soldstatus $88,000 Closed 606-char remark

    Show marketing remark (606 chars)

    All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

12. 2018-08-22
    status Pending 606-char remark

    Show marketing remark (606 chars)

    All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

13. 2018-07-12
    listed $89,900 Active 606-char remark

    Show marketing remark (606 chars)

    All Brick 3-4 Bedroom Brick Semi-Detached Located just a 1/2 Block from the York Fair Grounds. Living Room with Brick Fire Place Gas Logs Lighted Mantle Built- in's and Inlaid Hardwood Floor. Dining Room has Inlaid Hardwood Floor. Kitchen has Re Faced Kitchen Doors and Breakfast Nook or can be used a a Pantry. Up-Dated Bathroom with Tile Floor. All Bedrooms on 2 nd Floor have Hard Wood Floors. The Rear Bedroom as its own Balcony. Walk up Attic is 11X24 and Is Ideal for Storage or add heat for a 4th Bedroom. Basement has outside entrance, Workshop & Storage. Fenced Rear yard . 1 Car Garage.

14. 2010-07-28
    soldstatus $89,900
15. 2010-07-26
    soldstatus $89,900

    Show marketing remark (232 chars)

    Cheaper than rent semi-detached on the Avenues!Enjoy quiet peaceful living w/ nothing else to do but move on in. Hardwood floors through out adds to the charm of this home. Electric has just been updated. Make this home yours today!

16. 2010-06-05
    historical

    Show marketing remark (232 chars)

    Cheaper than rent semi-detached on the Avenues!Enjoy quiet peaceful living w/ nothing else to do but move on in. Hardwood floors through out adds to the charm of this home. Electric has just been updated. Make this home yours today!

17. 2010-06-01
    listed $89,900

    Show marketing remark (232 chars)

    Cheaper than rent semi-detached on the Avenues!Enjoy quiet peaceful living w/ nothing else to do but move on in. Hardwood floors through out adds to the charm of this home. Electric has just been updated. Make this home yours today!

18. 2010-06-01
    historical

    Show marketing remark (232 chars)

    Cheaper than rent semi-detached on the Avenues!Enjoy quiet peaceful living w/ nothing else to do but move on in. Hardwood floors through out adds to the charm of this home. Electric has just been updated. Make this home yours today!

19. 2010-03-18
    listed $89,900

ⓘ 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: $5,363 · $447/mo
• Projected year-2 tax: $5,363 · $447/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,068
• − Mortgage interest: −$12,323
• − Property taxes: −$5,363
• − Insurance: −$1,100
• − Repairs & maintenance: −$4,165
• − Management: −$4,165
• − Depreciation: −$6,400
• Taxable income: $18,550
• Est. tax owed @ 24.0%: −$4,452
• After-tax cash flow: $16,374/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): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+144.7% since first listed

19 events — show timeline

• 2026-05-14 Price Changed $220,000 BRIGHT MLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-14 Relisted — BRIGHT MLS
• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-29 Listed $209,900 BRIGHT MLS
• 2026-04-24 Coming Soon $209,900 BRIGHT MLS
• 2022-08-03 Sold (Public Records) $165,000 Public Records
• 2018-09-18 Pending — BRIGHT MLS
• 2018-09-18 Listing Removed — BRIGHT MLS
• 2018-09-18 Sold (Public Records) $88,000 Public Records
• 2018-09-17 Sold (MLS) $88,000 BRIGHT MLS
• 2018-08-22 Pending — BRIGHT MLS
• 2018-07-12 Listed $89,900 BRIGHT MLS
• 2010-07-28 Sold (Public Records) $89,900 Public Records
• 2010-07-26 Sold (MLS) $89,900 BRIGHT MLS
• 2010-06-05 Listing Removed — BRIGHT MLS
• 2010-06-01 Listing Removed — BRIGHT MLS
• 2010-06-01 Listed $89,900 BRIGHT MLS
• 2010-03-18 Listed $89,900 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $5,363 · +1.6% YoY. Source: county tax records.