46 Corn Tassel Rd · Susquehanna Trails, PA 17314

$44,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 165 Days on market

Built 1975 0.28 ac lot $56/sqft · 76% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

Key facts

• 0.28 acre lot
• Built 1975
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,465 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• South Eastern SD (rural): math 41% / reading 60% proficiency, ranked #147 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $973 of equity ($310 loan paydown + $663 appreciation (1.5% local appreciation)).
• At projected returns (1.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.59% ✓
• Cap rate: 22.56%
• Cash-on-cash: 58.10%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $259,259
• List price: $44,900
• Delta: -82.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 N White Pine Trl	0.12mi	2/1.0	717 (-10%)	3mo	$220,000	$307	74
71 S Oak Heights Trl	0.44mi	3/2.0 (+1)	884 (+10%)	23mo	$220,000	$249	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.4%
• Equity multiple: 4.24×
• Total profit: $40,685
• Equity at exit: $16,453

10-year hold

• IRR: 62.3%
• Equity multiple: 8.57×
• Total profit: $95,183
• Equity at exit: $22,762

Cash invested: $12,572 (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 17314

• Home prices YoY: 0.6%
• Active inventory: 21
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $609

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 43%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-19
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

2. 2026-05-10
   price $44,900 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

3. 2026-05-06
   status Active 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

4. 2026-03-25
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

5. 2026-01-13
   price $47,900 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

6. 2025-10-23
   listed $49,900 Active 312-char remark

   Show marketing remark (312 chars)

   Investor special! This detached 3-bedroom, 1-bath home offers 1,094 sq ft of potential and is priced under $50k. Perfect for those looking for a fixer upper, this property is being sold AS IS and is an excellent opportunity for investors. Don’t miss your chance to unlock the value in this affordable home!

7. 2025-10-14
   historical
8. 2025-05-27
   status Active
9. 2025-05-22
   historical Active Under Contract
10. 2025-03-27
    status Active
11. 2025-03-22
    status Pending
12. 2025-02-24
    price $59,900
13. 2025-02-21
    status Active
14. 2025-02-14
    status Pending
15. 2025-01-08
    price $64,800
16. 2024-12-16
    price $69,900
17. 2024-12-03
    listed $79,900 Active
18. 1987-09-29
    soldstatus $31,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $13,960
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,306
• Taxable income: $7,007
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $5,623/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: South Eastern SD
• NCES district ID: 4222170
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $68,143
• Composite: 44.86/100
• National rank: #2728
• State rank: #147 of 539 in PA

Livability — Susquehanna Trails

• Score: 60/100
• State rank: #1465
• US rank: #18919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susquehanna Trails, PA
• Population (ZIP): 6,431

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 4% Serbian 3% Italian 3%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4%

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: ▲ 1.48%
• Current HPI: 259.6522
• 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

+44.8% since first listed

18 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-10 Price Changed $44,900 BRIGHT MLS
• 2026-05-06 Relisted — BRIGHT MLS
• 2026-03-25 Pending — BRIGHT MLS
• 2026-01-13 Price Changed $47,900 BRIGHT MLS
• 2025-10-23 Listed $49,900 BRIGHT MLS
• 2025-10-14 Listing Removed — BRIGHT MLS
• 2025-05-27 Relisted — BRIGHT MLS
• 2025-05-22 Contingent — BRIGHT MLS
• 2025-03-27 Relisted — BRIGHT MLS
• 2025-03-22 Pending — BRIGHT MLS
• 2025-02-24 Price Changed $59,900 BRIGHT MLS
• 2025-02-21 Relisted — BRIGHT MLS
• 2025-02-14 Pending — BRIGHT MLS
• 2025-01-08 Price Changed $64,800 BRIGHT MLS
• 2024-12-16 Price Changed $69,900 BRIGHT MLS
• 2024-12-03 Listed $79,900 BRIGHT MLS
• 1987-09-29 Sold (Public Records) $31,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,525 · +0.0% YoY. Source: county tax records.