324 Atlantic Ave · Red Lion, PA 17356

$164,900

3 bd · 2.0 ba · 1,194 sqft · Townhouse public records · 8 Days on market

Built 1920 1,599 sqft lot Est $165k · at est.

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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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is totally renovated. All new paint, carpet and vinyl floors plus all three bedrooms w/ nice size closets. New interior doors. New replacement windows through-out. New furnace, dishwasher and built-in microwave. All appliances included. Newly remodeled kitchen & bath. All this for under 105K in Red Lion Schools. Must take a look!

Key facts

• Covered front porch
• Walk up attic
• Updated eat-in-kit

Tags

• COVERED FRONT PORCH
• REPLACEMENT WINDOWS
• UPDATED EAT-IN-KIT
• SIDE DOOR TO REAR BALCONY
• WALK UP ATTIC
• NEWER GAS HOT WATER HEATER

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Ground rent paid annually

Exterior

• Parking: Public on-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas available (heating and hot water); Cable available; Phone available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone; Suburban location; Paved roads
• Construction: Built with asbestos siding; Asphalt roof; Brick/mortar foundation; Full poured concrete basement (unfinished); Building not winterized; Double-pane replacement insulated windows
• Exterior features: Sidewalks; Rear yard; Porch(es); Balcony

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range/oven; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the primary upper level
• Flooring: Carpet; Wood floors; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units; Ceiling fans
• Interior features: Attic; Tub with shower; Ceiling fans; Crown moldings; Traditional floor plan; Formal separate dining room; Eat-in kitchen; Window treatments
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $62 ($747/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.5% below list).
• Recommended offer: $149k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Red Lion — 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 77/100 on livability (#349 in PA, #3,056 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Red Lion Area SD (suburban): math 36% / reading 50% proficiency, ranked #282 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mazie Gable El Sch (math 23% / reading 39%, grade F, #1,116 of 1,518 statewide, top 74%, 523 students, 73% FRL); Red Lion Area Jhs (math 23% / reading 49%, grade F, #313 of 512 statewide, top 62%, 813 students, 50% FRL); Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 56% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $102k; list at $165k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,220 (9.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $164,772
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Atlantic Ave	0.03mi	3/1.5	1,194 (0%)	7mo	$154,900	$130	91
651 W Broadway	0.15mi	3/2.0	1,176 (-2%)	12mo	$199,500	$170	80
653 W Broadway	0.15mi	3/1.0	1,176 (-2%)	12mo	$182,000	$155	77
118 Keener Ave	0.21mi	3/—	1,286 (+8%)	1mo	$176,750	$137	77
122 N Main St	0.38mi	3/1.0	1,176 (-2%)	1mo	$150,000	$128	75
347 W Broadway	0.12mi	4/1.0 (+1)	1,260 (+6%)	12mo	$135,000	$107	67
254 W High St	0.25mi	3/2.0	1,313 (+10%)	8mo	$205,000	$156	65
171 Linden Ave	0.25mi	3/1.0	1,344 (+13%)	2mo	$174,000	$129	62
357 Country Clb #26	0.29mi	2/2.0 (-1)	1,080 (-10%)	8mo	$170,000	$157	59
116 Furlong Way	0.68mi	2/2.0 (-1)	1,175 (-2%)	4mo	$230,000	$196	58
231 W High St	0.27mi	4/2.0 (+1)	1,300 (+9%)	12mo	$142,500	$110	58
270 N Main St	0.53mi	4/1.0 (+1)	1,340 (+12%)	6mo	$185,000	$138	41

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-22,749
• Equity at exit: $24,587

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-14,672
• Equity at exit: $14,258

Cash invested: $46,172 (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 17356

• Home prices YoY: -21.0%
• Active inventory: 147
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$865
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $62

Break-even live

Break-even rent $1,413

Max offer price $164,900

Occupancy floor 91%

Sensitivity live

Price	-10% $156	-5% $109	+0% $62	+5% $16	+10% $-31
Rent	-10% $-56	-5% $3	+0% $62	+5% $121	+10% $180
Rate	-1.0pp $145	-0.5pp $104	base $62	+0.5pp $19	+1.0pp $-24

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 W Broadway Red Lion, PA	2.0	1.0	968	$1,395	$1.44	45d	1	0.16mi
16 W High St Red Lion, PA	3.0	1.0	1075	$1,075	$1.00	23d	1	0.35mi
21 E Lancaster St Red Lion, PA	2.0	1.0	900	$1,295	$1.44	45d	1	0.57mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	15d	1	0.72mi
361 E Maple St Dallastown, PA	2.0	1.0	750	$1,005	$1.34	23d	1	1.28mi
100 E Broad St Dallastown, PA	2.0	1.0	920	$950	$1.03	15d	1	1.33mi
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	23d	1	1.49mi

Listing history 6 events

1. 2026-05-21
   listed $164,900 Active
2. 2010-05-19
   soldstatus $102,000
3. 2010-05-13
   soldstatus $102,000 347-char remark

   Show marketing remark (347 chars)

   This home is totally renovated. All new paint, carpet and vinyl floors plus all three bedrooms w/ nice size closets. New interior doors. New replacement windows through-out. New furnace, dishwasher and built-in microwave. All appliances included. Newly remodeled kitchen & bath. All this for under 105K in Red Lion Schools. Must take a look!

4. 2010-02-01
   listed $104,900 347-char remark

   Show marketing remark (347 chars)

   This home is totally renovated. All new paint, carpet and vinyl floors plus all three bedrooms w/ nice size closets. New interior doors. New replacement windows through-out. New furnace, dishwasher and built-in microwave. All appliances included. Newly remodeled kitchen & bath. All this for under 105K in Red Lion Schools. Must take a look!

5. 2009-12-09
   soldstatus $43,000 96-char remark

   Show marketing remark (96 chars)

   Home in need of updating-mechanical & cosmetic. Good roof. Great for investor. Sold As-Is!

6. 2009-09-17
   listed $55,000 96-char remark

   Show marketing remark (96 chars)

   Home in need of updating-mechanical & cosmetic. Good roof. Great for investor. Sold As-Is!

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: +$204/yr (+$17/mo · 9.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,906
• − Mortgage interest: −$9,237
• − Property taxes: −$2,198
• − Insurance: −$824
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,797
• Taxable loss: −$2,015
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,230/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: Red Lion Area SD
• NCES district ID: 4220100
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,225
• Composite: 37.91/100
• National rank: #4313
• State rank: #282 of 539 in PA

Livability — Red Lion

• Score: 77/100
• State rank: #349
• US rank: #3056

Category grades

Amenities D 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: Red Lion, PA
• County: York County · 278,806 people
• City population: 22,869
• Metro: York-Hanover, PA
• Population (ZIP): 22,869
• Household income: $86,561
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 559.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 4% · China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Chinese 1% 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: ▼ -69.16%
• Current HPI: 259.7294
• 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

+199.8% since first listed

6 events — show timeline

• 2026-05-21 Listed $164,900 BRIGHT MLS
• 2010-05-19 Sold (Public Records) $102,000 Public Records
• 2010-05-13 Sold (MLS) $102,000 BRIGHT MLS
• 2010-02-01 Listed $104,900 BRIGHT MLS
• 2009-12-09 Sold (MLS) $43,000 BRIGHT MLS
• 2009-09-17 Listed $55,000 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $2,198 · +3.0% YoY. Source: county tax records.