101 E Lincoln Ave · Lititz, PA 17543

$400,000

3 bd · 2.0 ba · 2,192 sqft · MultiFamily public records · 5 Days on market

Built 1890 8,276 sqft lot Est $327k · 22% over

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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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.4/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully renovated duplex in the heart of highly desirable Lititz Borough offering a rare turnkey investment opportunity in one of Lancaster County’s most walkable and charming communities. This beautifully updated 2-unit property features brand new flooring throughout, a brand new roof, and completely updated electrical throughout the building for peace of mind and low-maintenance ownership. Perfectly positioned within walking distance to Lititz’s beloved restaurants, boutiques, coffee shops, and local attractions, this property blends modern upgrades with an unbeatable location. Whether you are looking to expand your investment portfolio, owner-occupy, or generate immediate renta

Key facts

• 8,276 sq ft lot
• Built 1890
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; 2 total levels; Fee simple ownership
• Construction: Frame construction with metal siding; Brick/mortar foundation; Effective year of major renovation 2026; Year built source: Assessor
• Exterior features: Corner lot with on-street parking; Above-grade and below-grade other structures

Interior

• Bedrooms: One two-bedroom unit; One three-bedroom unit
• Heating & cooling: Radiator heat; Natural gas heating and hot water
• Interior features: Assessor-reported living area source

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 8.3% vs local median 3.9% in Lititz — 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 86/100 on livability (#57 in PA, #396 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Warwick SD (suburban): math 42% / reading 58% proficiency, ranked #158 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $4,192/mo this rent would consume 52% of the median local household income ($97k/yr) (locally 1164% 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $220k; list at $400k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $400,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $326,608
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Spruce St	0.47mi	4/2.0 (+1)	2,412 (+10%)	2mo	$360,000	$149	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-22,993
• Equity at exit: $59,641

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $33,822
• Equity at exit: $34,585

Cash invested: $112,000 (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 17543

• Active inventory: 214
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $4,192 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$391 /mo · $4,688/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $657

Break-even live

Break-even rent $3,361

Max offer price $400,000

Occupancy floor 79%

Sensitivity live

Price	-10% $883	-5% $770	+0% $657	+5% $544	+10% $430
Rent	-10% $326	-5% $491	+0% $657	+5% $822	+10% $988
Rate	-1.0pp $858	-0.5pp $758	base $657	+0.5pp $553	+1.0pp $448

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,192
Total (2 units)			$4,192

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 W Lemon St Unit 3 Lititz, PA	2.0	1.0	2470	$1,100	$0.45	44d	1	0.57mi

Listing history 10 events

1. 2026-06-03
   status $400,000 Pending 5 DOM
2. 2026-06-02
   days on market $400,000 Active 5 DOM
3. 2026-06-01
   days on market $400,000 Active 4 DOM
4. 2026-05-31
   days on market $400,000 Active 3 DOM
5. 2026-05-30
   days on market $400,000 Active 2 DOM
6. 2026-05-29
   listed $400,000 Active
7. 2026-05-28
   historical $400,000
8. 2025-11-10
   soldstatus $220,000
9. 2021-04-12
   soldstatus $280,000
10. 2010-07-16
    soldstatus $155,000

ⓘ 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: $4,688 · $391/mo
• Projected year-2 tax: $5,504 · $459/mo
• Expected delta: +$816/yr (+$68/mo · 17.4%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,304
• − Mortgage interest: −$22,406
• − Property taxes: −$4,688
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,024
• − Management: −$4,024
• − Depreciation: −$11,636
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $7,515/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: Warwick SD
• NCES district ID: 4224960
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $63,696
• Composite: 44.03/100
• National rank: #2884
• State rank: #158 of 539 in PA

Livability — Lititz

• Score: 86/100
• State rank: #57
• US rank: #396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lititz, PA
• County: Lancaster County · 390,309 people
• City population: 45,912
• Metro: Lancaster, PA
• Population (ZIP): 45,912
• Household income: $97,435
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1164.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, India, Vietnam
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 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: ▼ -283.22%
• Current HPI: 265.3653
• Rent YoY: —
• 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

+158.1% since first listed

5 events — show timeline

• 2026-05-29 Listed $400,000 BRIGHT MLS
• 2026-05-28 Coming Soon $400,000 BRIGHT MLS
• 2025-11-10 Sold (Public Records) $220,000 Public Records
• 2021-04-12 Sold (Public Records) $280,000 Public Records
• 2010-07-16 Sold (Public Records) $155,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $4,688 · +1.8% YoY. Source: county tax records.