515 Roslaire Dr · Derry, PA 17036

$200,000

2 bd · 2.0 ba · 1,497 sqft · Condo public records · 9 Days on market

Built 1989 $134/sqft · 27% below area Est $275k · 27% under $180/mo HOA · 9% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +6.5/10.0
• 1% rule +4.9/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stylish Ranch Condo overlooking upscale Oakmont. Some new flooring in this great 2 Bedroom - 2 Bath Condo, Master Bath Suite w/ whirlpool tub, separate shower, screened porch, C/A & gas heat are a plus. 1-car Garage also. 2-walk-in closets add to the luxury of this Condo. AHS Warranty paid by seller for new buyer.

Key facts

• $180 HOA
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: HOA fee of $180 per month

Exterior

• Parking: Rear-entry attached garage (1 attached garage space); Asphalt driveway (1 driveway space); Parking lot spaces (2); Total of 4 parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Hot water: natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Very good condition
• Construction: Vinyl siding, stick-built construction; Asphalt roof; Permanent foundation; Garage(s) present; Built year source: Assessor
• Exterior features: Porch(es), including screened porch; Not in a federal flood zone; Paved road access

Interior

• Kitchen: Electric oven/range; Dishwasher
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Laminate plank
• Bathrooms: Two full bathrooms (two full baths listed)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Formal separate dining room; Upgraded countertops; Drywall walls and ceilings; One gas/propane fireplace
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.9% below list).
• Recommended offer: $196k (1.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.2% in Derry — 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 67/100 on livability (#952 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Derry Township SD (suburban): math 74% / reading 76% proficiency, ranked #15 of 539 in PA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 106 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $142k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $196,491 (1.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.99% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

• ARV (median comp): $274,604
• List price: $200,000
• Delta: -27.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-38,287
• Equity at exit: $29,821

10-year hold

• IRR: -20.7%
• Equity multiple: 0.05×
• Total profit: $-52,969
• Equity at exit: $17,292

Cash invested: $56,000 (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 17036

• Home prices YoY: -28.4%
• Rents YoY: 0.6%
• Active inventory: 106
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$83
• HOA: −$180
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-20

Break-even live

Break-even rent $2,007

Max offer price $196,491

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $37	+0% $-20	+5% $-76	+10% $-133
Rent	-10% $-176	-5% $-98	+0% $-20	+5% $58	+10% $137
Rate	-1.0pp $81	-0.5pp $31	base $-20	+0.5pp $-72	+1.0pp $-124

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Division St Hummelstown, PA	3.0	1.0	1340	$2,200	$1.64	44d	1	1.03mi
295 E Main St Unit 2 Hummelstown, PA	2.0	1.0	900	$2,000	$2.22	44d	1	1.11mi
116 E 2nd St Hummelstown, PA	3.0	1.0	1400	$1,700	$1.21	21d	1	1.36mi
999 Briarcrest Dr Hershey, PA	2.0–3.0	1.5–2.5	1199	$1,840	$1.53	14d	20	1.43mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 9 DOM
2. 2026-06-17
   days on market $200,000 Active 8 DOM
3. 2026-06-16
   days on market $200,000 Active 7 DOM
4. 2026-06-15
   days on market $200,000 Active 6 DOM
5. 2026-06-14
   days on market $200,000 Active 4 DOM
6. 2026-06-10
   statusdays on market $200,000 Active 1 DOM
7. 2026-06-09
   days on market $200,000 Coming Soon 40 DOM
8. 2026-06-08
   days on market $200,000 Coming Soon 39 DOM
9. 2026-06-07
   days on market $200,000 Coming Soon 38 DOM
10. 2026-06-05
    days on market $200,000 Coming Soon 35 DOM
11. 2026-06-03
    days on market $200,000 Coming Soon 34 DOM
12. 2026-06-02
    days on market $200,000 Coming Soon 33 DOM
13. 2026-06-01
    days on market $200,000 Coming Soon 32 DOM
14. 2026-05-31
    days on market $200,000 Coming Soon 31 DOM
15. 2026-05-31
    days on market $200,000 Coming Soon 30 DOM
16. 2026-04-30
    historical $200,000 2022-char remark
17. 2006-03-06
    soldstatus $141,900
18. 2006-02-28
    soldstatus $141,900 322-char remark

    Show marketing remark (322 chars)

    Stylish Ranch Condo overlooking upscale Oakmont. Some new flooring in this great 2 Bedroom - 2 Bath Condo, Master Bath Suite w/ whirlpool tub, separate shower, screened porch, C/A & gas heat are a plus. 1-car Garage also. 2-walk-in closets add to the luxury of this Condo. AHS Warranty paid by seller for new buyer.

19. 2006-01-20
    listed $141,900 322-char remark

    Show marketing remark (322 chars)

    Stylish Ranch Condo overlooking upscale Oakmont. Some new flooring in this great 2 Bedroom - 2 Bath Condo, Master Bath Suite w/ whirlpool tub, separate shower, screened porch, C/A & gas heat are a plus. 1-car Garage also. 2-walk-in closets add to the luxury of this Condo. AHS Warranty paid by seller for new buyer.

ⓘ 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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,778
• − Mortgage interest: −$11,203
• − Property taxes: −$3,278
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$2,160
• − Depreciation: −$5,818
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $598/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: Derry Township SD
• NCES district ID: 4207590
• Math proficiency: 74% ▲ 7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $66,068
• Composite: 65.05/100
• National rank: #502
• State rank: #15 of 539 in PA

Livability — Derry

• Score: 67/100
• State rank: #952
• US rank: #10435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,520
• Household income: $115,533
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 357.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 8% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Slovak 2% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.37%
• Current HPI: 245.2109
• Rent YoY: ▲ 0.55%
• Metro: Harrisburg-Carlisle, 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

+40.9% since first listed

5 events — show timeline

• 2026-06-09 Listed $200,000 BRIGHT MLS
• 2026-04-30 Coming Soon $200,000 BRIGHT MLS
• 2006-03-06 Sold (Public Records) $141,900 Public Records
• 2006-02-28 Sold (MLS) $141,900 BRIGHT MLS
• 2006-01-20 Listed $141,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $3,278 · +2.6% YoY. Source: county tax records.