239 Lost Hollow Rd · Franklintown, PA 17019

$80,000

3 bd · 2.0 ba · 896 sqft · SingleFamily public records · 9 Days on market

Built 1990 1.16 ac lot $89/sqft · 12% above area Est $72k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely country setting on large level lot. New Metal roof, new Kitchen and new Bath Fitter bath. Beautiful Wrap-around porch to enjoy the outdoors. This home has a large Master Bedroom on the 1st floor along with Laundry are. Newly finished Basement & Sun Room. 2-Car Garage and a Car Port. Come See!

Key facts

• 1.16 acre lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Detached garage with two spaces; Garage includes additional storage area
• Utilities: Well water; On-site septic
• Home design: Detached structure; Fee simple ownership
• Construction: Vinyl and aluminum siding; Permanent foundation; Assessor listed year built
• Exterior features: Not in a tidal water area; Above-grade and below-grade other structures noted

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Walkout basement; Finished above-grade area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 61/100 on livability (#1,386 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools D, amenities F.
• Northern York County SD (rural): math 35% / reading 57% proficiency, ranked #223 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 92 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $140k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.00% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 4.2

CMA / ARV

• ARV (median comp): $72,249
• List price: $80,000
• Delta: 10.73%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $15,065
• Equity at exit: $11,928

10-year hold

• IRR: 25.3%
• Equity multiple: 3.22×
• Total profit: $49,739
• Equity at exit: $6,917

Cash invested: $22,400 (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 17019

• Home prices YoY: -26.9%
• Active inventory: 92
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $437

Break-even live

Break-even rent $1,044

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   price $80,000 293-char remark
2. 2026-05-14
   status Pending 293-char remark
3. 2026-05-05
   listed $220,000 Active 293-char remark
4. 2020-09-24
   historical
5. 2016-12-30
   soldstatus $148,000
6. 2016-12-27
   soldstatus $148,000

   Show marketing remark (306 chars)

   Lovely country setting on large level lot. New Metal roof, new Kitchen and new Bath Fitter bath. Beautiful Wrap-around porch to enjoy the outdoors. This home has a large Master Bedroom on the 1st floor along with Laundry are. Newly finished Basement & Sun Room. 2-Car Garage and a Car Port. Come See!

7. 2016-11-12
   historical

   Show marketing remark (306 chars)

   Lovely country setting on large level lot. New Metal roof, new Kitchen and new Bath Fitter bath. Beautiful Wrap-around porch to enjoy the outdoors. This home has a large Master Bedroom on the 1st floor along with Laundry are. Newly finished Basement & Sun Room. 2-Car Garage and a Car Port. Come See!

8. 2016-10-21
   listed $164,900

   Show marketing remark (306 chars)

   Lovely country setting on large level lot. New Metal roof, new Kitchen and new Bath Fitter bath. Beautiful Wrap-around porch to enjoy the outdoors. This home has a large Master Bedroom on the 1st floor along with Laundry are. Newly finished Basement & Sun Room. 2-Car Garage and a Car Port. Come See!

9. 2016-09-05
   historical
10. 2016-05-17
    listed $153,000
11. 2016-05-17
    listed $153,000
12. 1983-04-01
    soldstatus $6,500

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $3,793 · $316/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,163
• − Mortgage interest: −$4,481
• − Property taxes: −$3,793
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$2,327
• Taxable income: $4,429
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,182/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: Northern York County SD
• NCES district ID: 4217760
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $65,255
• Composite: 40.84/100
• National rank: #3629
• State rank: #223 of 539 in PA

Livability — Franklintown

• Score: 61/100
• State rank: #1386
• US rank: #17457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 85
• Population (ZIP): 19,294

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -93.66%
• Current HPI: 254.4777
• 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

+1130.8% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $80,000 BRIGHT MLS
• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-05 Listed $220,000 BRIGHT MLS
• 2020-09-24 Listing Removed — BRIGHT MLS
• 2016-12-30 Sold (Public Records) $148,000 Public Records
• 2016-12-27 Sold (MLS) $148,000 BRIGHT MLS
• 2016-11-12 Listing Removed — BRIGHT MLS
• 2016-10-21 Listed $164,900 BRIGHT MLS
• 2016-09-05 Listing Removed — BRIGHT MLS
• 2016-05-17 Listed $153,000 BRIGHT MLS
• 2016-05-17 Listed $153,000 BRIGHT MLS
• 1983-04-01 Sold (Public Records) $6,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $3,793 · +3.0% YoY. Source: county tax records.