3054 Solar Dr · Weigelstown, PA 17315

$229,900

3 bd · 1.5 ba · 1,782 sqft · SingleFamily public records · 4 Days on market

Built 1998 5,227 sqft lot Est $287k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the serene enclave of Barwood Estates, this charming twin home exudes warmth and comfort, offering a perfect blend of traditional elegance and modern convenience. Built in 1998, this residence spans 1,782 square feet, thoughtfully designed to create an inviting atmosphere for both relaxation and entertaining. Step inside to discover a spacious interior adorned with plush carpeting and stylish vinyl flooring, providing a cozy yet sophisticated ambiance. The heart of the home is the eat-in kitchen, where culinary delights can be crafted amidst ample counter space and natural light pouring in through double-hung, double-pane windows. Retreat to the primary suite, a tranquil haven fe

Key facts

• Garage
• Built 1998
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.3% below list).
• Recommended offer: $195k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Weigelstown — 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 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: Leib El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 398 students, 58% FRL); 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 54% FRL vs 30% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 14y 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 $130k; list at $230k implies a 77% 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 $194,757 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $286,902
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Meadowview Lot 56 Dr	0.14mi	3/3.0	1,792 (+1%)	1mo	$76,300	$43	86
3025 Solar Dr	0.12mi	3/1.5	1,676 (-6%)	1mo	$305,000	$182	84
2755 Willapa Dr	0.34mi	3/2.0	1,769 (-1%)	4mo	$285,000	$161	77
77 Daisy Ln	0.20mi	3/2.0	1,653 (-7%)	2mo	$95,900	$58	74
3551 Ruffed Grouse Dr	0.63mi	3/1.5	1,760 (-1%)	1mo	$260,000	$148	68
2624 Danielle Dr	0.57mi	3/1.5	1,732 (-3%)	5mo	$249,900	$144	64
3703 Wheatland Dr	0.41mi	4/2.0 (+1)	1,863 (+4%)	4mo	$329,900	$177	63
2582 Abby Ln	0.64mi	3/2.0	1,876 (+5%)	4mo	$340,000	$181	56
2707 Emig Mill Rd	0.49mi	3/1.0	2,020 (+13%)	2mo	$287,000	$142	51
2973 Village Square Dr	0.55mi	4/3.0 (+1)	1,870 (+5%)	5mo	$310,000	$166	51
2975 Cypress Rd S	0.60mi	4/1.5 (+1)	2,034 (+14%)	2mo	$335,000	$165	42
3330 E Pheasant Dr	0.69mi	4/1.0 (+1)	2,006 (+13%)	4mo	$285,000	$142	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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-40,699
• Equity at exit: $34,279

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-39,787
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$292 /mo · $3,501/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-55

Break-even live

Break-even rent $2,017

Max offer price $220,256

Occupancy floor 98%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Castle Dr Dover, PA	3.0	2.5	1450	$1,895	$1.31	43d	1	0.92mi
3807 Castle Dr Dover, PA	3.0	2.5	1402	$2,150	$1.53	21d	1	0.95mi
4077 Majestic Ct Dover, PA	3.0	2.5	1598	$1,775	$1.11	21d	1	1.27mi

Listing history 8 events

1. 2026-04-09
   status Pending
2. 2026-04-06
   listed $229,900 Active
3. 2026-03-24
   historical $229,900
4. 2013-05-20
   historical
5. 2012-05-23
   listed $134,900
6. 2008-09-24
   soldstatus $130,000
7. 1998-08-21
   soldstatus $115,810
8. 1997-10-15
   soldstatus $5,523

ⓘ 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: $3,501 · $292/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$66/yr (+$5/mo · 1.9%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $23,371
• − Mortgage interest: −$12,878
• − Property taxes: −$3,501
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$6,688
• Taxable loss: −$4,585
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $445/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 — Weigelstown

• Score: 74/100
• State rank: #527
• US rank: #4886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weigelstown, 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

+4062.6% since first listed

8 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-04-06 Listed $229,900 BRIGHT MLS
• 2026-03-24 Coming Soon $229,900 BRIGHT MLS
• 2013-05-20 Listing Removed — BRIGHT MLS
• 2012-05-23 Listed $134,900 BRIGHT MLS
• 2008-09-24 Sold (Public Records) $130,000 Public Records
• 1998-08-21 Sold (Public Records) $115,810 Public Records
• 1997-10-15 Sold (Public Records) $5,523 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,501 · +0.9% YoY. Source: county tax records.