826 Fern Pl · York, PA 17404

$134,900

5 bd · 1.0 ba · 1,572 sqft · Townhouse public records · 31 Days on market

Built 1910 1,799 sqft lot $86/sqft · at area comps Est $133k · at est.

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• ARV discount +6.8/15.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 826 Fern Place! Discover the potential of this spacious 5-bedroom, 1-bath home, offering a fantastic canvas for your personal vision. With a versatile layout featuring two walk-through bedrooms, this property is perfect for a growing household or an investor looking to add a high-value asset to their portfolio. Key Features: Outdoor Living: Enjoy a private, fenced-in rear yard and a covered back porch—the ideal setting for peaceful relaxation or weekend cookouts. Convenience: Say goodbye to street parking hassles with your own dedicated off-street parking. Prime Location: You are just minutes away from local dining and shopping. Commuting is a breeze with quick access to I-83 and Route 30. Endless Opportunity This home is ready for your personal touches to truly make it shine. Whether you are a first-time buyer looking to build sweat equity or a savvy investor seeking an affordable opportunity in a convenient location, 826 Fern Place is a must-see. Don’t let this one slip away—schedule your showing today!

Key facts

• Parking
• Built 1910
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.9% 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: Devers Sch (math 3% / reading 18%, grade F, #1,396 of 1,518 statewide, top 92%, 695 students, 100% FRL); Edgar Fahs Smith Steam Academy (math 7% / reading 35%, grade F, #432 of 512 statewide, top 85%, 240 students, 100% FRL); 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 (+6.4%/yr); 253 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (median comp): $132,716
• List price: $134,900
• Delta: 1.65%
• 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
826 Fern Pl	0.00mi	5/1.0	1,572 (0%)	0mo	$128,000	$81	100
132 N West St	0.28mi	4/1.0 (-1)	1,560 (-1%)	3mo	$145,000	$93	78
1254 W Poplar St	0.52mi	4/1.0 (-1)	1,536 (-2%)	1mo	$192,000	$125	66
925 W College Ave	0.50mi	5/1.0	1,660 (+6%)	3mo	$129,900	$78	65
204 Park Pl	0.58mi	4/1.5 (-1)	1,574 (+0%)	2mo	$199,900	$127	64
429 W Princess St	0.71mi	4/1.0 (-1)	1,604 (+2%)	1mo	$125,000	$78	58
1514 W Philadelphia St	0.71mi	4/1.0 (-1)	1,536 (-2%)	1mo	$205,000	$133	57
1250 W King St	0.48mi	4/1.0 (-1)	1,459 (-7%)	5mo	$169,900	$116	56
589 W Princess St	0.50mi	4/1.0 (-1)	1,428 (-9%)	4mo	$175,000	$123	54
120 N Penn St	0.63mi	4/1.5 (-1)	1,492 (-5%)	5mo	$145,000	$97	51
337 Garfield St	0.72mi	4/1.0 (-1)	1,366 (-13%)	5mo	$128,000	$94	36
335 Smyser St	0.72mi	4/1.0 (-1)	1,802 (+15%)	2mo	$125,000	$69	35

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $8,236
• Equity at exit: $20,114

10-year hold

• IRR: 17.8%
• Equity multiple: 2.71×
• Total profit: $64,541
• Equity at exit: $11,664

Cash invested: $37,772 (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: 253
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$707
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $379

Break-even live

Break-even rent $1,212

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $455	-5% $417	+0% $379	+5% $340	+10% $302
Rent	-10% $245	-5% $312	+0% $379	+5% $445	+10% $512
Rate	-1.0pp $446	-0.5pp $413	base $379	+0.5pp $344	+1.0pp $308

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	16d	1	0.30mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	23d	1	0.34mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	46d	1	0.40mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	46d	1	0.45mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	16d	1	0.52mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	16d	1	0.58mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	46d	1	0.74mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	46d	1	0.82mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	16d	1	1.23mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	16d	1	1.34mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	46d	1	1.40mi

Listing history 9 events

1. 2026-05-12
   status Pending 1049-char remark

   Show marketing remark (1049 chars)

   Welcome to 826 Fern Place! Discover the potential of this spacious 5-bedroom, 1-bath home, offering a fantastic canvas for your personal vision. With a versatile layout featuring two walk-through bedrooms, this property is perfect for a growing household or an investor looking to add a high-value asset to their portfolio. Key Features: Outdoor Living: Enjoy a private, fenced-in rear yard and a covered back porch—the ideal setting for peaceful relaxation or weekend cookouts. Convenience: Say goodbye to street parking hassles with your own dedicated off-street parking. Prime Location: You are just minutes away from local dining and shopping. Commuting is a breeze with quick access to I-83 and Route 30. Endless Opportunity This home is ready for your personal touches to truly make it shine. Whether you are a first-time buyer looking to build sweat equity or a savvy investor seeking an affordable opportunity in a convenient location, 826 Fern Place is a must-see. Don’t let this one slip away—schedule your showing today!

2. 2026-05-05
   price $134,900 1049-char remark

   Show marketing remark (1049 chars)

   Welcome to 826 Fern Place! Discover the potential of this spacious 5-bedroom, 1-bath home, offering a fantastic canvas for your personal vision. With a versatile layout featuring two walk-through bedrooms, this property is perfect for a growing household or an investor looking to add a high-value asset to their portfolio. Key Features: Outdoor Living: Enjoy a private, fenced-in rear yard and a covered back porch—the ideal setting for peaceful relaxation or weekend cookouts. Convenience: Say goodbye to street parking hassles with your own dedicated off-street parking. Prime Location: You are just minutes away from local dining and shopping. Commuting is a breeze with quick access to I-83 and Route 30. Endless Opportunity This home is ready for your personal touches to truly make it shine. Whether you are a first-time buyer looking to build sweat equity or a savvy investor seeking an affordable opportunity in a convenient location, 826 Fern Place is a must-see. Don’t let this one slip away—schedule your showing today!

3. 2026-04-11
   listed $140,000 Active 1049-char remark

   Show marketing remark (1049 chars)

   Welcome to 826 Fern Place! Discover the potential of this spacious 5-bedroom, 1-bath home, offering a fantastic canvas for your personal vision. With a versatile layout featuring two walk-through bedrooms, this property is perfect for a growing household or an investor looking to add a high-value asset to their portfolio. Key Features: Outdoor Living: Enjoy a private, fenced-in rear yard and a covered back porch—the ideal setting for peaceful relaxation or weekend cookouts. Convenience: Say goodbye to street parking hassles with your own dedicated off-street parking. Prime Location: You are just minutes away from local dining and shopping. Commuting is a breeze with quick access to I-83 and Route 30. Endless Opportunity This home is ready for your personal touches to truly make it shine. Whether you are a first-time buyer looking to build sweat equity or a savvy investor seeking an affordable opportunity in a convenient location, 826 Fern Place is a must-see. Don’t let this one slip away—schedule your showing today!

4. 2026-04-07
   historical $140,000 1049-char remark

   Show marketing remark (1049 chars)

   Welcome to 826 Fern Place! Discover the potential of this spacious 5-bedroom, 1-bath home, offering a fantastic canvas for your personal vision. With a versatile layout featuring two walk-through bedrooms, this property is perfect for a growing household or an investor looking to add a high-value asset to their portfolio. Key Features: Outdoor Living: Enjoy a private, fenced-in rear yard and a covered back porch—the ideal setting for peaceful relaxation or weekend cookouts. Convenience: Say goodbye to street parking hassles with your own dedicated off-street parking. Prime Location: You are just minutes away from local dining and shopping. Commuting is a breeze with quick access to I-83 and Route 30. Endless Opportunity This home is ready for your personal touches to truly make it shine. Whether you are a first-time buyer looking to build sweat equity or a savvy investor seeking an affordable opportunity in a convenient location, 826 Fern Place is a must-see. Don’t let this one slip away—schedule your showing today!

5. 2004-10-12
   soldstatus $49,900
6. 2004-10-08
   soldstatus $49,900 96-char remark

   Show marketing remark (96 chars)

   OWNER RELOCATED. FENCED YARD, NICELY LANDSCAPED & 2 OFF STREET PARKING SPACES. SHED STAYS.

7. 2004-08-05
   listed $49,900 96-char remark

   Show marketing remark (96 chars)

   OWNER RELOCATED. FENCED YARD, NICELY LANDSCAPED & 2 OFF STREET PARKING SPACES. SHED STAYS.

8. 1994-04-25
   soldstatus $40,000
9. 1984-06-01
   soldstatus $24,900

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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 11% 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: $20,297
• − Mortgage interest: −$7,556
• − Property taxes: −$2,329
• − Insurance: −$674
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,924
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,926/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

+441.8% since first listed

9 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $134,900 BRIGHT MLS
• 2026-04-11 Listed $140,000 BRIGHT MLS
• 2026-04-07 Coming Soon $140,000 BRIGHT MLS
• 2004-10-12 Sold (Public Records) $49,900 Public Records
• 2004-10-08 Sold (MLS) $49,900 BRIGHT MLS
• 2004-08-05 Listed $49,900 BRIGHT MLS
• 1994-04-25 Sold (Public Records) $40,000 Public Records
• 1984-06-01 Sold (Public Records) $24,900 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,329 · +0.9% YoY. Source: county tax records.