2312 Craley Rd · Lower Windsor, PA 17366

$275,000

4 bd · 2.0 ba · 1,900 sqft · MultiFamily public records · 12 Days on market

Built 1940 0.79 ac lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +4.7/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

You won't find an easier 2-unit anywhere in the area. This rented property is low maintenance with updated plumbing and electric, new septic system in 2020, a new rear porch, separate utilities, loads of parking, great storage shed, all in a rural setting. It is located minutes from Rexroth Park and the Long Level Marina area, and a short drive from I-83 or Route 30. The current owner has meticulous recordkeeping to pass along to the new owner. Investors don't miss out on this sweet opportunity!

Key facts

• New septic
• Two separate units
• Spacious lot

Tags

• SINGLE-STORY DUPLEX
• TWO SEPARATE UNITS
• PRIVATE ENTRANCE
• SPACIOUS LOT
• NEW SEPTIC
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Fee simple ownership
• Financial info: Property is operated month-to-month leases; Total actual rent reported: $22,500

Exterior

• Parking: Asphalt driveway; Paved off-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Trash expense reported ($850)
• Home design: Detached structure; Above-grade finished living area reported by assessor
• Construction: Block construction; Stone and concrete perimeter foundation; Shed (outbuilding)
• Exterior features: Outbuilding(s) / shed; Play area; Side yards; Rural setting; Road frontage

Interior

• Kitchen: Stove; Extra refrigerator/freezer
• Bedrooms: Two 2-bedroom units (Unit 1 and Unit 2)
• Heating & cooling: Oil heating; Hot water heated by electric; 100 amp electric service
• Interior features: Attic/house fan; Outside entrance to the basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive. Per door: $125/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (5.1% below list).
• Recommended offer: $261k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eastern York Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 632 students, 46% FRL).
• Market conditions: 50 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $352 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $190k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $260,900 (5.1% below list)

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 1940 — 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $684
• Equity at exit: $72,192

10-year hold

• IRR: 6.3%
• Equity multiple: 1.64×
• Total profit: $49,210
• Equity at exit: $80,879

Cash invested: $77,000 (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 17366

• Home prices YoY: -0.2%
• Active inventory: 50
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $250

Break-even live

Break-even rent $2,292

Max offer price $275,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,608
Total (2 units)			$2,609

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $275,000 Active 12 DOM
2. 2026-06-17
   days on market $275,000 Active 11 DOM
3. 2026-06-16
   days on market $275,000 Active 10 DOM
4. 2026-06-15
   days on market $275,000 Active 9 DOM
5. 2026-06-14
   days on market $275,000 Active 7 DOM
6. 2026-06-13
   days on market $275,000 Active 6 DOM
7. 2026-06-10
   days on market $275,000 Active 4 DOM
8. 2026-06-09
   days on market $275,000 Active 3 DOM
9. 2026-06-08
   days on market $275,000 Active 2 DOM
10. 2026-06-07
    remarks 588-char remark
11. 2026-06-07
    listed $275,000 Active 1 DOM

ⓘ 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: $3,049 · $254/mo
• Projected year-2 tax: $3,697 · $308/mo
• Expected delta: +$648/yr (+$54/mo · 21.3%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,308
• − Mortgage interest: −$15,404
• − Property taxes: −$3,049
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$8,000
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $3,371/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Lower Windsor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,350

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -0.56%
• Current HPI: 274.8409
• 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

+223.5% since first listed

6 events — show timeline

• 2026-06-06 Listed $275,000 BRIGHT MLS
• 2022-02-28 Sold (Public Records) $190,000 Public Records
• 2022-02-25 Sold (MLS) $190,000 BRIGHT MLS
• 2022-01-24 Pending — BRIGHT MLS
• 2021-08-23 Listed $200,000 BRIGHT MLS
• 2002-12-09 Sold (Public Records) $85,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,049 · +5.2% YoY. Source: county tax records.