36 Claystone Rd Unit 2 LOT · Shiloh, PA 17408

$85,000

3 bd · 2.5 ba · 1,642 sqft · SingleFamily · 80 Days on market

Built 2026 0.62 ac lot

---

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
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build this split-bedroom modern farmhouse rancher which offers a smart, efficient layout with 1,642 finished sq. ft. , 3 bedrooms, 2.5 baths, 2 car garage, and a full basement. The main living area is great for entertaining with its open layout. The kitchen has granite countertops and island as well as an adjacent walk-in pantry. The highlight of this home is the direct connection between the owner's suite bathroom and walk-in closet to the laundry area which offers a discreet passage for morning departures accommodating different schedules. Bedrooms #2 and #3 are on the opposite side of the house that share a Jack and Jill bathroom with dual sinks. There is even a powder room conveniently

Key facts

• Open layout
• Efficient layout
• Granite countertops

Tags

• SPLIT-BEDROOM MODERN FARMHOUSE
• EFFICIENT LAYOUT
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• JACK AND JILL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.9% in Shiloh — 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 76/100 on livability (#414 in PA, #3,776 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.37%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $315,264
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Willow Ridge Dr	0.19mi	3/2.0	1,488 (-9%)	6mo	$359,900	$242	69
2085 Roosevelt Ave	0.24mi	3/2.0	1,760 (+7%)	21mo	$220,000	$125	58
855 Greenbriar Rd	0.48mi	3/1.0	1,768 (+8%)	8mo	$235,500	$133	52
1891 Brandywine Ln	0.60mi	3/2.0	1,653 (+1%)	21mo	$325,000	$197	51
1582 Scotch Dr	0.64mi	3/1.5	1,685 (+3%)	15mo	$288,000	$171	49
1557 Scotch Dr	0.63mi	3/2.0	1,691 (+3%)	19mo	$325,000	$192	48

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $49,878
• Equity at exit: $12,674

10-year hold

• IRR: 53.7%
• Equity multiple: 6.27×
• Total profit: $125,478
• 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 17408

• Home prices YoY: -26.6%
• Active inventory: 146
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $999

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Kenneth Rd York, PA	1.0–3.0	1.0–2.0	898	$1,925	$2.14	13d	21	0.48mi

Listing history 3 events

1. 2026-05-20
   price $85,000
2. 2026-04-10
   status Pending
3. 2026-01-20
   listed $405,605 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,096
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$2,473
• Taxable income: $11,307
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $9,273/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: Central York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — Shiloh

• Score: 76/100
• State rank: #414
• US rank: #3776

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

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 25,431
• Household income: $94,565
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 435.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Two or more races 6% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -86.74%
• Current HPI: 239.5179
• 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

-79.0% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $85,000 BRIGHT MLS
• 2026-04-10 Pending — BRIGHT MLS
• 2026-01-20 Listed $405,605 BRIGHT MLS