700 Cassel Rd #146 · York Haven, PA 17345

$85,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 2 Days on market

Built 1998 Good condition Garage Est $102k · 17% under $600/mo HOA · 33% of rent

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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 +26.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the end of a quiet cul-de-sac in Newberry Farms, this beautifully maintained 3-bedroom, 2-bath home offers 1,568 square feet of comfortable living space. The open-concept floor plan creates a welcoming atmosphere, while the attractive landscaping, front deck, and peaceful setting provide the perfect place to relax and unwind. The spacious primary suite features a private bath with a soaking tub and separate shower, creating a retreat of its own. All appliances, including the washer and dryer, are included. As an added bonus, the seller is also including a queen mattress and box spring, a sofa, and a countertop microwave. Located in the Northeastern School District, this move-

Key facts

• Front deck
• Newberry farms
• Private bath

Tags

• CUL-DE-SAC
• NEWBERRY FARMS
• OPEN-CONCEPT FLOOR PLAN
• ATTRACTIVE LANDSCAPING
• FRONT DECK
• PRIVATE BATH

Property features AI

Finance

• Other: Not in a federal flood zoneAccessibility features include multiple access exits and no stairs
• Financial info: Annual ground rent (listed as income/expense item)
• HOA & community: Monthly association fee ($600) that includes sewer and trashLocated in the Newberry Farms park

Exterior

• Parking: Asphalt drivewayDriveway parking for 2 vehiclesTotal of 2 garage/parking spaces
• Utilities: Public waterPublic sewerElectric hot waterElectric coolingPropane fuel for heating (leased)
• Home design: Manufactured double-wide homeEntry/parking level and living area on main levelShingle roofVinyl and aluminum sidingFee simple ownershipProperty in good conditionProperty manager presentPets allowed (cats and dogs)
• Construction: Manufactured structureDouble-wide (28 ft by 57 ft)Model AR306A, make Commondore
• Exterior features: Backs to treesCorner lotLocated on a cul-de-sacPaved road accessGround rent applies (paid annually)

Interior

• Kitchen: Gas oven/rangeRange hoodRefrigeratorStove
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate plankPartially carpeted
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heatingPropane (leased) heating fuelCentral air (electric)
• Interior features: Open floor planDining areaSoaking tubStall showerTub showerNo basement
• Laundry & utility: Main-floor laundryFront-loading washerGas dryerElectric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads 66/100 on livability (#1,044 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: York Haven El Sch (math 74% / reading 74%, grade A, #89 of 1,518 statewide, top 7%, 273 students, 50% FRL); Northeastern Ms (math 35% / reading 60%, grade C-, #156 of 512 statewide, top 32%, 653 students, 44% FRL); Northeastern Shs (math 73% / reading 50%, grade B-, #74 of 437 statewide, top 17%, 1,175 students, 41% FRL).
• Market conditions: 40 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $85,000

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. 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: 2.12% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $101,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Cassel Rd #59	0.26mi	3/2.0	1,620 (+3%)	6mo	$105,500	$65	77
701 Cassel Rd	0.28mi	3/2.0	1,792 (+14%)	4mo	$95,000	$53	60
701 Cassel Rd #105	0.28mi	4/2.0 (+1)	1,792 (+14%)	1mo	$93,000	$52	57
761 2nd Ave	0.28mi	3/1.0	1,344 (-14%)	4mo	$264,900	$197	56
35 Kline Ave	0.68mi	3/1.0	1,503 (-4%)	4mo	$279,900	$186	54
701 Cassel Rd #114	0.34mi	3/2.0	1,404 (-10%)	22mo	$78,500	$56	49
55 Highland Ave	0.68mi	3/1.0	1,701 (+8%)	7mo	$279,900	$165	44

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,623
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $22,337
• Equity at exit: $7,349

Cash invested: $23,800 (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 17345

• Home prices YoY: -16.8%
• Active inventory: 40
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$600
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $236

Break-even live

Break-even rent $1,503

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $294	-5% $265	+0% $236	+5% $206	+10% $177
Rent	-10% $93	-5% $164	+0% $236	+5% $307	+10% $378
Rate	-1.0pp $278	-0.5pp $257	base $236	+0.5pp $213	+1.0pp $191

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-06-22
   statusdays on market $85,000 Active Under Contract 2 DOM
2. 2026-06-18
   statusdays on market $85,000 Active 1 DOM
3. 2026-06-17
   days on market $85,000 Coming Soon 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $85,000 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.

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 ≥101°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,614
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$7,200
• − Depreciation: −$2,473
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,341/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready home in Newberry Farms offers a good condition with a good condition score of 75. It has a good exterior, interior, and landscaping, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New appliances — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — York Haven

• Score: 66/100
• State rank: #1044
• US rank: #11680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,106

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Black 4% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -52.05%
• Current HPI: 258.0184
• 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

1 event — show timeline

• 2026-06-15 Coming Soon $85,000 BRIGHT MLS