37 Privet Dr · Newberry, PA 17319

$207,500

3 bd · 1.5 ba · 1,890 sqft · Townhouse public records · 1 Days on market

Built 1998 1,930 sqft lot Est $206k · at est. $49/mo HOA · 2% of rent

---

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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.2/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call List Agent before attempting to schedule showing. Lovely stone front with easy care vinyl siding, shutters, and handrail welcome you home. Inside you'll find a freshly painted and cared for spacious townhome. First level has dry stack fireplace in family room, with adjacent bedroom/den/storage area that has wall-to-wall carpet, recessed lighting. Main level is where the kitchen and dining area give you rear yard access, and a more formal living room awaits your decorating ideas. The upper level has two bedrooms with good sized closets and full bath. All carpets have been recently cleaned. This adorable townhouse in Valley Green Village is so convenient to everyday living necessities - highways, schools, groceries, golf course, restaurants, Maple Donuts and Dunkin Donuts are both within minutes away for that morning coffee run! Walmart Super Center, Rite-Aid pharmacy, and Anytime Fitness are nearby. There is also a transit and carpool parking location. Don't wait. Schedule your showing today.

Key facts

• Private deck
• Main-floor bedroom
• Eat-in kitchen

Tags

• MAIN-FLOOR BEDROOM
• VERSATILE LIVING ROOM
• EAT-IN KITCHEN
• PRIVATE DECK
• QUICK ACCESS TO INTERSTATE 83

Property features AI

Finance

• HOA & community: HOA fee of $49 per month

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Fiber optic internet
• Home design: Interior townhouse/rowhouse; Three levels; Fee simple ownership; Not in a federal flood zone
• Construction: Vinyl and aluminum siding; Shingle roof; Permanent foundation; Built area above grade and finished below grade space
• Exterior features: Deck(s); Community pool; Tennis court(s); Wood fencing

Interior

• Kitchen: Refrigerator; Electric oven/range; Dishwasher; Microwave
• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump(s) for heating; Central air conditioning; Electric hot water
• Interior features: Drywall walls and ceilings; Electric fireplace (1)
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $208k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Mill El Sch (math 57% / reading 69%, grade B, #298 of 1,518 statewide, top 20%, 557 students, 38% FRL); Crossroads Ms (math 26% / reading 58%, grade D-, #221 of 512 statewide, top 45%, 651 students, 36% FRL); Red Land Shs (math 56% / reading 75%, grade B, #65 of 437 statewide, top 15%, 1,101 students, 27% FRL).
• Market conditions: 45 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $208k implies a 66% gain — meaningful room to come down on a strong offer.

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 $207,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.16% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $206,010
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Bill Dugan Dr	0.05mi	3/1.5	1,770 (-6%)	4mo	$191,500	$108	84
51 N Conley Ln	0.06mi	2/1.5 (-1)	1,800 (-5%)	12mo	$210,000	$117	74
10 Rose Of Sharon Dr	0.16mi	3/1.5	1,800 (-5%)	18mo	$195,000	$108	69
73 Rose Of Sharon Dr	0.25mi	3/1.5	1,700 (-10%)	7mo	$175,000	$103	66
39 Mall Rd	0.08mi	3/1.5	1,700 (-10%)	18mo	$190,000	$112	64
21 N Conley Ln	0.08mi	2/1.5 (-1)	1,650 (-13%)	9mo	$212,000	$128	63
214 White Dogwood Dr	0.12mi	2/2.5 (-1)	1,800 (-5%)	19mo	$195,799	$109	62
184 White Dogwood Dr	0.12mi	2/1.5 (-1)	1,716 (-9%)	15mo	$201,000	$117	61
87 Persian Lilac Dr	0.30mi	2/1.5 (-1)	1,700 (-10%)	21mo	$174,900	$103	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-5,184
• Equity at exit: $30,939

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $32,235
• Equity at exit: $17,941

Cash invested: $58,100 (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 17319

• Home prices YoY: -20.2%
• Active inventory: 45
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,088
• Tax from tax record: −$227 /mo · $2,719/yr
• Insurance: −$86
• HOA: −$49
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $446

Break-even live

Break-even rent $1,836

Max offer price $207,500

Occupancy floor 76%

Sensitivity live

Price	-10% $563	-5% $505	+0% $446	+5% $387	+10% $328
Rent	-10% $256	-5% $351	+0% $446	+5% $541	+10% $635
Rate	-1.0pp $550	-0.5pp $499	base $446	+0.5pp $392	+1.0pp $337

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Scully Pl Lewisberry, PA	3.0	2.5	2324	$2,400	$1.03	45d	1	1.25mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-21
   status $207,500 Active 1 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $207,500 Coming Soon 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: $2,719 · $227/mo
• Projected year-2 tax: $2,999 · $250/mo
• Expected delta: +$280/yr (+$23/mo · 10.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,800
• − Mortgage interest: −$11,623
• − Property taxes: −$2,719
• − Insurance: −$1,038
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$588
• − Depreciation: −$6,036
• Taxable income: $2,188
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $4,825/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Newberry

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

Census & demographics

• Census place: Valley Green, PA
• Population (ZIP): 10,990

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Polish 5% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -68.02%
• Current HPI: 268.9557
• 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

+154.6% since first listed

12 events — show timeline

• 2026-06-17 Coming Soon $207,500 BRIGHT MLS
• 2018-12-28 Sold (Public Records) $125,000 Public Records
• 2018-12-21 Sold (MLS) $125,000 BRIGHT MLS
• 2018-11-26 Pending — BRIGHT MLS
• 2018-10-17 Price Changed $125,000 BRIGHT MLS
• 2018-09-19 Listed $128,000 BRIGHT MLS
• 2006-03-20 Sold (Public Records) $100,500 Public Records
• 2006-03-03 Sold (MLS) $100,500 BRIGHT MLS
• 2005-08-28 Listing Removed — BRIGHT MLS
• 2005-08-28 Listed $102,900 BRIGHT MLS
• 2001-06-01 Sold (Public Records) $84,000 Public Records
• 1999-11-10 Sold (Public Records) $81,500 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,719 · +5.7% YoY. Source: county tax records.