644 Kyle Rd · York, PA 17404

$239,900

2 bd · 2.0 ba · 1,032 sqft · MultiFamily public records · 4 Days on market

Built 1999 4,356 sqft lot $60/mo HOA · 5% 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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 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

DON'T MISS OUT! EXTREMELY POPULAR 1 LEVEL DUPLEXES W/ HOA-NEVER SHOVEL OR MOW AGAIN! OVERSIZED 2 CAR GAR! 2 GOOD SIZED BRS W/ WI CLST! MAINT FREE EXT. HI-EFF GAS FURNACE! QUALITY KIT CABINETS! HI-EFF TILT WINDOWS! HUGE STORAGE AREA ABOVE! FINISHED GARAGE! FRNT PORCH W/ RAILING! SIDEWALKS, LAMP POST. E G STOLTZFUS QUALITY CONSTRUCTION W/ FANTASTIC SERVICE. |

Key facts

• Covered front porch
• Country kitchen
• Retractable awning

Tags

• COVERED FRONT PORCH
• COUNTRY KITCHEN
• PRIVATE PATIO
• RETRACTABLE AWNING
• WALK IN CLOSET
• FULL BATH

Property features AI

Finance

• Other: Year built and area figures listed as estimated
• HOA & community: Monthly HOA fee of $60; HOA covers common area maintenance, lawn maintenance, and snow removal; Community amenities include tennis courts; Property manager present

Exterior

• Parking: Attached front-entry garage with 2 spaces; Garage with inside access, garage door opener, oversized area and additional storage; Asphalt private driveway with 2 driveway spaces (total 4 parking spaces)
• Security: Insulated windows
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling; Natural gas and electric heating
• Home design: Detached single-family home; Estimated 1,256 finished above-grade area; Entry level bedrooms present; Not in a federal flood zone; Fee simple ownership; Property in very good condition
• Construction: Stick-built construction with vinyl siding; Shingle/asphalt roof; Slab foundation; Building not winterized
• Exterior features: Porch(es); Patio(s); Awnings; Exterior lighting; Sidewalks; Level and cleared lot; Backs to parkland; Stream/creek on property; Annually paid ground rent

Interior

• Kitchen: Disposal; Dishwasher; Built-in microwave; Gas oven/range; Refrigerator
• Bedrooms: Two main-level bedrooms (including an entry-level bedroom)
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Natural gas and electric heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan; Combination dining and living area; Eat-in kitchen; Country-style kitchen; Breakfast area; Master bath; Tub shower; Stall shower; Ceiling fans; Insulated doors
• Laundry & utility: Washer and dryer in unit (main floor)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.5% vs local median 5.0% in York — 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 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment F.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central York Hs (math 61% / reading 74%, grade B, #59 of 437 statewide, top 14%, 1,807 students, 40% FRL) — zoned schools average 40% FRL vs 24% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 68% at this address vs 45% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Central York SD average implies; a family-tenant draw the district grade alone would hide.
• 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 37% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $138k; list at $240k implies a 74% 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 $239,900

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.38% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-14,761
• Equity at exit: $35,770

10-year hold

• IRR: 7.7%
• Equity multiple: 1.67×
• Total profit: $45,086
• Equity at exit: $20,742

Cash invested: $67,172 (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: 16.4×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $243

Break-even live

Break-even rent $2,137

Max offer price $239,900

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,444
Total (2 units)			$2,444

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 N Susquehanna Trl York, PA	1.0–3.0	1.0–2.0	1073	$2,050	$1.91	14d	14	0.74mi
433 Piedmont Cir York, PA	3.0	1.5	1000	$1,656	$1.66	44d	1	1.04mi
433 Piedmont Cir York, PA	1.0–3.0	1.0–1.5	850	$1,505	$1.77	14d	2	1.04mi
2256 N Point Dr York, PA	2.0	1.5	1200	$1,650	$1.38	44d	1	1.36mi
217 Cedar Village Dr York, PA	1.0–3.0	1.5	1025	$1,515	$1.48	14d	1	1.39mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gas

Listing history 6 events

1. 2026-06-13
   status $239,900 Pending 4 DOM
2. 2026-06-07
   statusdays on market $239,900 Active Under Contract 4 DOM
3. 2026-06-05
   days on market $239,900 Active 3 DOM
4. 2026-06-03
   days on market $239,900 Active 2 DOM
5. 2026-06-02
   remarks 683-char remark
6. 2026-06-02
   listed $239,900 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: $3,239 · $270/mo
• Projected year-2 tax: $3,515 · $293/mo
• Expected delta: +$276/yr (+$23/mo · 8.5%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $29,328
• − Mortgage interest: −$13,438
• − Property taxes: −$3,239
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$720
• − Depreciation: −$6,979
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $3,139/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: Central York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• City population: 184,764
• 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

+147.3% since first listed

6 events — show timeline

• 2026-06-01 Listed $239,900 BRIGHT MLS
• 2014-08-20 Sold (Public Records) $138,000 Public Records
• 2000-03-02 Sold (Public Records) $97,300 Public Records
• 2000-02-28 Sold (MLS) $98,420 BRIGHT MLS
• 1999-11-19 Listing Removed — BRIGHT MLS
• 1999-08-01 Listed $97,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $3,239 · +2.9% YoY. Source: county tax records.