12 Furman Rd · Dillsburg, PA 17019

$219,900

3 bd · 1.0 ba · 1,376 sqft · MultiFamily public records · 1 Days on market

Built 1987 8,002 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

MOVE IN READY, well maintained Duplex in the popular Twin Hills Subdivision, with over 1300 total sq ft of finished living space PLUS 1 car garage ~ Hardwood floors in main living area on 1st floor ~ Roughed in Plumbing to add second Bath in lower level ~ HUGE LL Family/Rec Room with overhead lighting and separate storage area and laundry room ~ Covered Patio overlooks nice sized fenced in backyard which makes a secure yard for children and/or pets ~ Don't miss out on this One ~ Call today!

Key facts

• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 10.1% vs local median 1.9% in Dillsburg — 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 76/100 on livability (#398 in PA, #3,615 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northern York County SD (rural): math 35% / reading 57% proficiency, ranked #223 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: South Mountain El Sch (math 42% / reading 63%, grade C-, #578 of 1,518 statewide, top 38%, 407 students, 25% FRL); Northern Ms (math 23% / reading 52%, grade F, #292 of 512 statewide, top 58%, 751 students, 26% FRL); Northern Hs (math 56%, 1,051 students, 21% FRL).
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 1.24% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $8,682
• Equity at exit: $32,788

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $64,628
• Equity at exit: $19,013

Cash invested: $61,572 (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 17019

• Home prices YoY: -26.9%
• Active inventory: 94
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$211 /mo · $2,527/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $696

Break-even live

Break-even rent $1,842

Max offer price $219,900

Occupancy floor 69%

Sensitivity live

Price	-10% $820	-5% $758	+0% $696	+5% $634	+10% $571
Rent	-10% $481	-5% $588	+0% $696	+5% $803	+10% $911
Rate	-1.0pp $807	-0.5pp $752	base $696	+0.5pp $639	+1.0pp $581

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,724
Total (2 units)			$2,723

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Baltimore St Dillsburg, PA	3.0	1.0	1500	$1,650	$1.10	22d	1	1.46mi

Listing history 16 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   historical $219,900
3. 2021-07-13
   soldstatus $150,000
4. 2017-11-08
   soldstatus $131,000
5. 2017-11-03
   soldstatus $131,000 495-char remark

   Show marketing remark (495 chars)

   MOVE IN READY, well maintained Duplex in the popular Twin Hills Subdivision, with over 1300 total sq ft of finished living space PLUS 1 car garage ~ Hardwood floors in main living area on 1st floor ~ Roughed in Plumbing to add second Bath in lower level ~ HUGE LL Family/Rec Room with overhead lighting and separate storage area and laundry room ~ Covered Patio overlooks nice sized fenced in backyard which makes a secure yard for children and/or pets ~ Don't miss out on this One ~ Call today!

6. 2017-09-27
   listed $131,900 495-char remark

   Show marketing remark (495 chars)

   MOVE IN READY, well maintained Duplex in the popular Twin Hills Subdivision, with over 1300 total sq ft of finished living space PLUS 1 car garage ~ Hardwood floors in main living area on 1st floor ~ Roughed in Plumbing to add second Bath in lower level ~ HUGE LL Family/Rec Room with overhead lighting and separate storage area and laundry room ~ Covered Patio overlooks nice sized fenced in backyard which makes a secure yard for children and/or pets ~ Don't miss out on this One ~ Call today!

7. 2014-04-23
   soldstatus $119,000
8. 2013-05-17
   soldstatus $129,900
9. 2013-05-13
   soldstatus $129,900 432-char remark

   Show marketing remark (432 chars)

   USDA 100% Financing Available. This very well maintained home offers: Freshly updated full bath, Finished lower level with rough in for bathroom, New Roof in 2011 with 30 year warranty shingles, Fully fenced rear yard, Outdoor storage shed, Covered rear deck, Garage finished in drywall, Kitchen appliances & lower level oak roll top desk all convey. Why pay rent when you can own this lovely home? All that's missing is you !

10. 2013-05-13
    historical

    Show marketing remark (432 chars)

    USDA 100% Financing Available. This very well maintained home offers: Freshly updated full bath, Finished lower level with rough in for bathroom, New Roof in 2011 with 30 year warranty shingles, Fully fenced rear yard, Outdoor storage shed, Covered rear deck, Garage finished in drywall, Kitchen appliances & lower level oak roll top desk all convey. Why pay rent when you can own this lovely home? All that's missing is you !

11. 2013-03-12
    listed $129,900
12. 2013-03-10
    listed $129,900 432-char remark

    Show marketing remark (432 chars)

    USDA 100% Financing Available. This very well maintained home offers: Freshly updated full bath, Finished lower level with rough in for bathroom, New Roof in 2011 with 30 year warranty shingles, Fully fenced rear yard, Outdoor storage shed, Covered rear deck, Garage finished in drywall, Kitchen appliances & lower level oak roll top desk all convey. Why pay rent when you can own this lovely home? All that's missing is you !

13. 2006-12-21
    soldstatus $127,900
14. 1998-12-29
    soldstatus $78,900
15. 1991-01-17
    soldstatus $71,000
16. 1987-08-13
    soldstatus $62,900

ⓘ 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: $2,527 · $211/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$474/yr (+$39/mo · 18.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,676
• − Mortgage interest: −$12,318
• − Property taxes: −$2,527
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$6,397
• Taxable income: $5,106
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $7,124/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: Northern York County SD
• NCES district ID: 4217760
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $65,255
• Composite: 40.84/100
• National rank: #3629
• State rank: #223 of 539 in PA

Livability — Dillsburg

• Score: 76/100
• State rank: #398
• US rank: #3615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,294

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -93.66%
• Current HPI: 254.4777
• Rent YoY: —
• Metro: —
• 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

+249.6% since first listed

16 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-21 Coming Soon $219,900 BRIGHT MLS
• 2021-07-13 Sold (Public Records) $150,000 Public Records
• 2017-11-08 Sold (Public Records) $131,000 Public Records
• 2017-11-03 Sold (MLS) $131,000 BRIGHT MLS
• 2017-09-27 Listed $131,900 BRIGHT MLS
• 2014-04-23 Sold (Public Records) $119,000 Public Records
• 2013-05-17 Sold (Public Records) $129,900 Public Records
• 2013-05-13 Listing Removed — BRIGHT MLS
• 2013-05-13 Sold (MLS) $129,900 BRIGHT MLS
• 2013-03-12 Listed $129,900 BRIGHT MLS
• 2013-03-10 Listed $129,900 BRIGHT MLS
• 2006-12-21 Sold (Public Records) $127,900 Public Records
• 1998-12-29 Sold (Public Records) $78,900 Public Records
• 1991-01-17 Sold (Public Records) $71,000 Public Records
• 1987-08-13 Sold (Public Records) $62,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,527 · +1.1% YoY. Source: county tax records.