619 Dallas St · York, PA 17403

$125,000

4 bd · 1.0 ba · 1,280 sqft · Townhouse public records · 48 Days on market

Built 1900 2,200 sqft lot Est $145k · 14% under

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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 +21.8/30.0
• ARV discount +13.6/15.0
• 1% rule +7.2/10.0
• DSCR +7.0/10.0
• 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

Listing remarks MLS

WONDERFULLY UPDATED HOME AT GREAT PRICE! SEE IT FIRST! Welcome home to this updated charmer! * Spacious Living Room & Dining Room boast laminate flooring * Remodeled Kitchen highlighted by maple cabinetry & tile floors * Beautiful updated bath! * 3 BR+walk-up attic for great storage or addl living * Terrific 1 car garage * CAC & Furnace 3 yrs old * Updated windows & siding

Key facts

• Built 1900
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $144,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Vander Ave	0.30mi	3/1.0 (-1)	1,304 (+2%)	4mo	$103,000	$79	74
1136 E South St	0.33mi	3/1.0 (-1)	1,328 (+4%)	0mo	$145,000	$109	73
219 S Albemarle St	0.53mi	3/1.0 (-1)	1,280 (0%)	1mo	$142,000	$111	69
857 E Princess St	0.40mi	4/1.0	1,360 (+6%)	5mo	$182,000	$134	67
368 Norway St	0.27mi	4/1.5	1,442 (+13%)	2mo	$130,000	$90	63
805 Donnelly St	0.58mi	3/1.5 (-1)	1,344 (+5%)	5mo	$151,500	$113	54
353 E Prospect St	0.57mi	4/1.0	1,422 (+11%)	3mo	$145,000	$102	52
203 Fulton St	0.48mi	3/1.0 (-1)	1,104 (-14%)	0mo	$174,000	$158	49
715 E Clarke Ave	0.68mi	3/1.0 (-1)	1,182 (-8%)	1mo	$65,000	$55	49
926 E Market St	0.68mi	3/1.0 (-1)	1,158 (-10%)	2mo	$155,000	$134	46
68 S Albemarle St	0.64mi	4/1.5	1,459 (+14%)	3mo	$200,000	$137	42
1409 4th Ave	0.68mi	3/1.0 (-1)	1,088 (-15%)	0mo	$180,000	$165	38

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,475
• Equity at exit: $18,638

10-year hold

• IRR: 7.4%
• Equity multiple: 1.60×
• Total profit: $21,124
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$656
• Tax from tax record: −$303 /mo · $3,639/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $195

Break-even live

Break-even rent $1,280

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	13d	1	0.29mi
549 Lancaster Ave York, PA	3.0	1.0	1458	$1,875	$1.29	43d	1	0.39mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	0.66mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	0.69mi
30 N Franklin St York, PA	3.0	1.0	1400	$1,395	$1.00	43d	1	0.70mi
40 N Tremont St #2 York, PA	3.0	1.0	900	$1,500	$1.67	43d	1	0.77mi
443 S Duke St York, PA	3.0	1.0	1028	$1,225	$1.19	43d	1	0.78mi
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.78mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	0.78mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	43d	1	0.79mi
1505 3rd Ave York, PA	3.0	1.5	1408	$1,800	$1.28	13d	1	0.83mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	0.86mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.88mi
446 Wallace St York, PA	3.0	1.0	1092	$1,295	$1.19	21d	1	0.89mi
1538 1st Ave Unit 2 York, PA	3.0	2.0	1500	$1,900	$1.27	13d	1	0.94mi
231 Franklin Way York, PA	3.0	1.0	920	$1,195	$1.30	13d	1	1.01mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	1.05mi
113 Arch St York, PA	4.0	1.0	1188	$1,200	$1.01	13d	1	1.28mi
334 N Beaver St York, PA	3.0	1.0	1140	$1,050	$0.92	13d	1	1.42mi
133 Stevens Ave York, PA	3.0	1.0	1200	$1,300	$1.08	43d	1	1.43mi

Listing history 24 events

1. 2026-02-26
   status Pending
2. 2026-02-17
   price $125,000
3. 2026-01-27
   price $130,000
4. 2026-01-09
   listed $135,000 Active
5. 2014-07-18
   soldstatus $62,500
6. 2014-07-11
   soldstatus $62,500 402-char remark

   Show marketing remark (402 chars)

   WONDERFULLY UPDATED HOME AT GREAT PRICE! SEE IT FIRST! Welcome home to this updated charmer! * Spacious Living Room & Dining Room boast laminate flooring * Remodeled Kitchen highlighted by maple cabinetry & tile floors * Beautiful updated bath! * 3 BR+walk-up attic for great storage or addl living * Terrific 1 car garage * CAC & Furnace 3 yrs old * Updated windows & siding

7. 2014-06-06
   historical 402-char remark

   Show marketing remark (402 chars)

   WONDERFULLY UPDATED HOME AT GREAT PRICE! SEE IT FIRST! Welcome home to this updated charmer! * Spacious Living Room & Dining Room boast laminate flooring * Remodeled Kitchen highlighted by maple cabinetry & tile floors * Beautiful updated bath! * 3 BR+walk-up attic for great storage or addl living * Terrific 1 car garage * CAC & Furnace 3 yrs old * Updated windows & siding

8. 2014-06-01
   historical
9. 2014-06-01
   historical
10. 2014-04-03
    listed $62,000 402-char remark

    Show marketing remark (402 chars)

    WONDERFULLY UPDATED HOME AT GREAT PRICE! SEE IT FIRST! Welcome home to this updated charmer! * Spacious Living Room & Dining Room boast laminate flooring * Remodeled Kitchen highlighted by maple cabinetry & tile floors * Beautiful updated bath! * 3 BR+walk-up attic for great storage or addl living * Terrific 1 car garage * CAC & Furnace 3 yrs old * Updated windows & siding

11. 2014-01-27
    listed $69,900
12. 2013-12-18
    listed $75,000
13. 2006-12-07
    soldstatus $9,500
14. 2006-11-21
    historical
15. 2006-08-02
    listed $79,900
16. 2004-07-20
    soldstatus $64,000
17. 2004-07-19
    soldstatus $64,000
18. 2004-06-29
    historical
19. 2004-04-02
    listed $67,000
20. 1998-06-01
    soldstatus $51,500
21. 1998-05-28
    soldstatus $51,500
22. 1998-05-05
    historical
23. 1997-12-10
    listed $51,500
24. 1984-11-30
    soldstatus $8,650

ⓘ 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: $3,639 · $303/mo
• Projected year-2 tax: $3,639 · $303/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 ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,321
• − Mortgage interest: −$7,002
• − Property taxes: −$3,639
• − Insurance: −$625
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,636
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,227/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

+1345.1% since first listed

24 events — show timeline

• 2026-02-26 Pending — BRIGHT MLS
• 2026-02-17 Price Changed $125,000 BRIGHT MLS
• 2026-01-27 Price Changed $130,000 BRIGHT MLS
• 2026-01-09 Listed $135,000 BRIGHT MLS
• 2014-07-18 Sold (Public Records) $62,500 Public Records
• 2014-07-11 Sold (MLS) $62,500 BRIGHT MLS
• 2014-06-06 Listing Removed — BRIGHT MLS
• 2014-06-01 Listing Removed — BRIGHT MLS
• 2014-06-01 Listing Removed — BRIGHT MLS
• 2014-04-03 Listed $62,000 BRIGHT MLS
• 2014-01-27 Listed $69,900 BRIGHT MLS
• 2013-12-18 Listed $75,000 BRIGHT MLS
• 2006-12-07 Sold (Public Records) $9,500 Public Records
• 2006-11-21 Listing Removed — BRIGHT MLS
• 2006-08-02 Listed $79,900 BRIGHT MLS
• 2004-07-20 Sold (Public Records) $64,000 Public Records
• 2004-07-19 Sold (MLS) $64,000 BRIGHT MLS
• 2004-06-29 Listing Removed — BRIGHT MLS
• 2004-04-02 Listed $67,000 BRIGHT MLS
• 1998-06-01 Sold (Public Records) $51,500 Public Records
• 1998-05-28 Sold (MLS) $51,500 BRIGHT MLS
• 1998-05-05 Listing Removed — BRIGHT MLS
• 1997-12-10 Listed $51,500 BRIGHT MLS
• 1984-11-30 Sold (Public Records) $8,650 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,639 · +0.9% YoY. Source: county tax records.