1889 Jamestown Ln #1889 · North Codorus, PA 17408

$225,000

3 bd · 2.5 ba · 1,690 sqft · Townhouse public records · 5 Days on market

Built 2006 Est $216k · at est. $110/mo HOA · 4% 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• ARV discount +5.7/15.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this inviting Colonial-style townhouse in the desirable Colonial Crossings community. With 1,690 sq. ft. of thoughtfully designed living space, this home features a warm combination dining and living area, perfect for gatherings. This home is updated with new flooring and paint throughout. The well-appointed kitchen boasts under 5-year-old modern appliances, including a dishwasher, microwave, and refrigerator, making meal prep a breeze. Enjoy the convenience of three spacious bedrooms and two and a half baths, ensuring comfort for everyone. The partially finished walkout basement offers endless possibilities for an extra bedroom with a walk in closet, home office, gym,

Key facts

• $110 HOA
• Built 2006
• Listed 5 days

Property features AI

Finance

• Other: Pets allowed with size/weight restrictions
• HOA & community: Monthly condo fee of $110; HOA covers common area maintenance, exterior building maintenance, insurance, lawn maintenance and management; Community jogging/walking path

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Condominium ownership; Level entry to main floor
• Construction: Stone and vinyl siding exterior; Block foundation; Insulated windows; Full basement with walkout level — partially finished (below grade finished area estimated)
• Exterior features: Level lot; Deck(s); Porch(es); Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Single oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Combination dining and living area; Dining area; Storm door
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask is 29% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $225k implies a 50% 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 $225,000

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: 1.11% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $216,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 Jamestown Ln	0.04mi	3/2.5	1,855 (+10%)	1mo	$216,750	$117	81
3892 Cannon Ct #3892	0.30mi	3/2.5	1,600 (-5%)	2mo	$200,000	$125	76
1879 Jamestown Ln #1879	0.02mi	3/2.5	1,929 (+14%)	4mo	$215,000	$111	72
3590 Cannon Ln #3590	0.25mi	3/2.5	1,628 (-4%)	19mo	$230,000	$141	66
3596 Cannon Ln	0.26mi	3/2.0	1,600 (-5%)	23mo	$212,000	$133	58
3595 Armory Ln Unit 3595A	0.35mi	3/2.5	1,485 (-12%)	12mo	$190,000	$128	53
3709 Armory Ln #3709	0.42mi	3/2.5	1,592 (-6%)	21mo	$219,900	$138	53

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-17,622
• Equity at exit: $33,548

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $9,225
• Equity at exit: $19,454

Cash invested: $63,000 (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 17408

• Home prices YoY: -26.6%
• Active inventory: 146
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$294 /mo · $3,522/yr
• Insurance: −$94
• HOA: −$110
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $294

Break-even live

Break-even rent $2,123

Max offer price $225,000

Occupancy floor 83%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1867 Buck Hill Dr York, PA	4.0	2.5	2000	$3,250	$1.62	43d	1	0.24mi
3906 Tunnel Hill Rd York, PA	2.0	1.0	1100	$1,595	$1.45	13d	15	0.77mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: gym

Listing history 11 events

1. 2026-06-17
   status $225,000 Pending 5 DOM
2. 2026-06-17
   days on market $225,000 Active 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   days on market $225,000 Active 3 DOM
5. 2026-06-13
   statusdays on market $225,000 Active 1 DOM
6. 2026-06-10
   days on market $225,000 Coming Soon 7 DOM
7. 2026-06-09
   days on market $225,000 Coming Soon 6 DOM
8. 2026-06-08
   days on market $225,000 Coming Soon 5 DOM
9. 2026-06-07
   days on market $225,000 Coming Soon 4 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $225,000 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: $3,522 · $294/mo
• Projected year-2 tax: $3,539 · $295/mo
• Expected delta: +$16/yr (+$1/mo · 0.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $29,942
• − Mortgage interest: −$12,603
• − Property taxes: −$3,522
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − HOA: −$1,320
• − Depreciation: −$6,545
• Taxable income: $35
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $3,520/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: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — North Codorus

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

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 25,431
• Household income: $94,565
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 435.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Two or more races 6% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -86.74%
• Current HPI: 239.5179
• Rent YoY: —
• 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

+27.2% since first listed

6 events — show timeline

• 2026-06-03 Coming Soon $225,000 BRIGHT MLS
• 2008-06-30 Listing Removed — BRIGHT MLS
• 2007-09-23 Listed $175,000 BRIGHT MLS
• 2006-08-17 Sold (Public Records) $149,900 Public Records
• 2006-07-01 Listing Removed — BRIGHT MLS
• 2006-02-16 Listed $176,900 BRIGHT MLS

Property tax history

-1.3%/yr

Latest (2025): $3,522 · +1.1% YoY. Source: county tax records.