219 Butter Rd · Weigelstown, PA 17404

$264,990

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 8 Days on market

Built 1964 1.80 ac lot $160/sqft · 33% below area Est $396k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

Key facts

• 1.8 acre lot
• 4 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (27.8% below list).
• Recommended offer: $191k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Weigelstown — 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 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $265k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $191,401 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $396,307
• List price: $264,990
• Delta: -33.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Butter Rd	0.09mi	4/3.5 (+1)	1,680 (+2%)	2mo	$265,000	$158	77
4995 Lewisberry Rd	0.40mi	4/1.5 (+1)	1,632 (-1%)	16mo	$310,000	$190	58
110 Nolan Dr	0.68mi	4/2.5 (+1)	1,600 (-3%)	21mo	$210,000	$131	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: -21.4%
• Equity multiple: 0.24×
• Total profit: $-56,527
• Equity at exit: $39,511

10-year hold

• IRR: -8.7%
• Equity multiple: 0.38×
• Total profit: $-45,699
• Equity at exit: $22,911

Cash invested: $74,197 (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: 249
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$331 /mo · $3,978/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-319

Break-even live

Break-even rent $2,318

Max offer price $208,558

Occupancy floor —

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Taylor Dr York, PA	3.0	2.5	1386	$2,195	$1.58	14d	1	0.75mi
655 Fisher Dr York, PA	3.0	2.5	1304	$1,795	$1.38	14d	1	0.76mi
710 Rachel Dr York, PA	3.0	2.5	1276	$1,895	$1.49	14d	1	0.87mi
410 Maple Run Dr York, PA	3.0	2.5	1490	$2,375	$1.59	44d	1	1.26mi
255 Maple Run Dr York, PA	3.0	2.5	1490	$1,995	$1.34	14d	1	1.27mi

Listing history 9 events

1. 2026-05-15
   price $264,990 839-char remark

   Show marketing remark (839 chars)

   Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

2. 2026-05-14
   status Active 839-char remark

   Show marketing remark (839 chars)

   Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

3. 2026-04-28
   status Pending 839-char remark

   Show marketing remark (839 chars)

   Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

4. 2026-04-25
   listed $279,900 Active 839-char remark

   Show marketing remark (839 chars)

   Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

5. 2026-04-22
   historical $279,900 839-char remark

   Show marketing remark (839 chars)

   Welcome to 219 Butter Road in Northeastern School District! Sitting on a tranquil 1.8 acre lot you have a rare opportunity for private country living — hard to find in this price range!! This rancher offers 3 beds 1 bath and a bonus finished room in one of the garages (perfect for an office, home gym or a separate hang out space) plus an attached 2 car garage with additional storage space. Inside you have a large eat in kitchen, spacious living room and first floor laundry. The home has had many cosmetic updates over the last few years including painting and flooring throughout. Larger upgrades include the new metal roof, water well, hot water heater and furnace! Outside you have a covered patio off the side of house and a separate large covered outdoor pavilion. Schedule your tour today before this country cutie is gone!

6. 2021-06-07
   soldstatus $175,000
7. 2021-06-01
   soldstatus $175,000 Closed 116-char remark

   Show marketing remark (116 chars)

   1.8 acres 3 car garage privacy. .. . just needs some TLC and updating to make this 3 bedroom 1 bath rancher shine.

8. 2021-05-01
   listed $175,000 116-char remark

   Show marketing remark (116 chars)

   1.8 acres 3 car garage privacy. .. . just needs some TLC and updating to make this 3 bedroom 1 bath rancher shine.

9. 2021-05-01
   historical 116-char remark

   Show marketing remark (116 chars)

   1.8 acres 3 car garage privacy. .. . just needs some TLC and updating to make this 3 bedroom 1 bath rancher shine.

ⓘ 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: $3,978 · $331/mo
• Projected year-2 tax: $4,082 · $340/mo
• Expected delta: +$105/yr (+$9/mo · 2.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $22,968
• − Mortgage interest: −$14,844
• − Property taxes: −$3,978
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$7,709
• Taxable loss: −$8,562
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $-1,779/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Weigelstown

• Score: 74/100
• State rank: #527
• US rank: #4886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• 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

+51.4% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $264,990 BRIGHT MLS
• 2026-05-14 Relisted — BRIGHT MLS
• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-25 Listed $279,900 BRIGHT MLS
• 2026-04-22 Coming Soon $279,900 BRIGHT MLS
• 2021-06-07 Sold (Public Records) $175,000 Public Records
• 2021-06-01 Sold (MLS) $175,000 BRIGHT MLS
• 2021-05-01 Listing Removed — BRIGHT MLS
• 2021-05-01 Listed $175,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $3,978 · +1.6% YoY. Source: county tax records.