22 S Main St · Dover, PA 17315

$140,000

5 bd · 1.5 ba · 1,540 sqft · SingleFamily public records · 3 Days on market

Built 1900 10,393 sqft lot Est $240k · 42% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS LARGE HOME BACKING TO DOVER HIGH SCHOOL HAS / HARDWOOD FLOORS / 9 FT CIELINGS / 2 CAR GARAGE / ALMOST A QUARTER ACRE LOT / ALL NEW APPLIANCES/ NEW PAINT / NEW CARPET IN BONUS ROOM AND FIRST FLOOR LAUNDRY ROOM / ALOT OF HOUSE FOR THE MONEY. OWNER IS LICENCED PA. REALTOR.

Key facts

• 0.24 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; Driveway with space for three vehicles; Total of four garage and parking spaces; Detached garage includes additional storage area; One garage space
• Utilities: Public water; Public sewer
• Home design: Detached property; Finished above-grade living area recorded by assessor
• Construction: Aluminum siding; Other foundation; Built year recorded by assessor
• Exterior features: Not in a federal flood zone; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Hot water heat; Natural gas fuel and natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.7% vs local median 4.1% in Dover — 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 71/100 on livability (#680 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Dover Area SD (suburban): math 39% / reading 54% proficiency, ranked #232 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dover Area Ms (math 27% / reading 56%, grade F, #234 of 512 statewide, top 47%, 803 students, 53% FRL); Dover Area Hs (math 72% / reading 15%, grade F, #213 of 437 statewide, top 49%, 1,016 students, 49% FRL) — zoned schools average 51% FRL vs 30% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.27% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 S Main St	0.03mi	4/2.0 (-1)	1,728 (+12%)	14mo	$239,900	$139	60
129 Maplewood Dr	0.53mi	4/2.0 (-1)	1,608 (+4%)	2mo	$325,000	$202	59
125 Maplewood Dr	0.54mi	4/1.5 (-1)	1,564 (+2%)	14mo	$269,900	$173	56
208 Willow Dr	0.62mi	4/1.0 (-1)	1,670 (+8%)	0mo	$221,000	$132	50
61 W Canal St	0.19mi	4/2.0 (-1)	1,720 (+12%)	19mo	$260,000	$151	49
507 Oakwood Dr	0.60mi	4/2.5 (-1)	1,668 (+8%)	14mo	$261,000	$156	37

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,030
• Equity at exit: $20,874

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $35,891
• Equity at exit: $12,105

Cash invested: $39,200 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 170
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $403

Break-even live

Break-even rent $1,273

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $482	-5% $443	+0% $403	+5% $363	+10% $324
Rent	-10% $262	-5% $333	+0% $403	+5% $473	+10% $544
Rate	-1.0pp $473	-0.5pp $439	base $403	+0.5pp $367	+1.0pp $330

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   statusdays on market $140,000 Pending 3 DOM
2. 2026-06-02
   days on market $140,000 Active 2 DOM
3. 2026-06-01
   statusdays on market $140,000 Active 1 DOM
4. 2026-05-31
   days on market $140,000 Coming Soon 2 DOM
5. 2026-05-30
   remarks 567-char remark
6. 2026-05-30
   listed $140,000 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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $21,395
• − Mortgage interest: −$7,842
• − Property taxes: −$2,556
• − Insurance: −$700
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,073
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,163/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: Dover Area SD
• NCES district ID: 4207680
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $56,418
• Composite: 40.44/100
• National rank: #3725
• State rank: #232 of 539 in PA

Livability — Dover

• Score: 71/100
• State rank: #680
• US rank: #6649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, PA
• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

+129.5% since first listed

14 events — show timeline

• 2026-05-29 Coming Soon $140,000 BRIGHT MLS
• 2007-01-22 Sold (Public Records) $121,900 Public Records
• 2007-01-18 Sold (MLS) $121,900 BRIGHT MLS
• 2006-12-18 Listing Removed — BRIGHT MLS
• 2006-11-27 Listed $121,900 BRIGHT MLS
• 2006-04-17 Sold (Public Records) $70,000 Public Records
• 2006-04-07 Sold (MLS) $70,000 BRIGHT MLS
• 2006-02-21 Listing Removed — BRIGHT MLS
• 2005-12-23 Listed $68,000 BRIGHT MLS
• 2003-05-07 Sold (Public Records) $81,500 Public Records
• 2003-05-02 Sold (MLS) $81,500 BRIGHT MLS
• 2003-03-05 Listing Removed — BRIGHT MLS
• 2003-02-13 Listed $79,000 BRIGHT MLS
• 1992-08-04 Sold (Public Records) $61,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,556 · +0.0% YoY. Source: county tax records.