6381 Glatfelters Station Rd · Seven Valleys, PA 17360

$325,000

2 bd · 1.5 ba · 3,019 sqft · SingleFamily public records · 30 Days on market

Built 1900 0.98 ac lot $108/sqft · 25% below area Est $435k · 25% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stop scrolling—this is the one. Fully renovated in 2024, this 4-bedroom, 2.5-bath home offers over 3,000 sq ft of beautifully updated living space just steps from the York Heritage Rail Trail. Blending timeless character with modern comfort, this move-in ready home delivers space, style, and a location that truly stands out. The main living area is anchored by a stunning full-wall brick fireplace featuring a rare 1776 commemorative brick, creating a one-of-a-kind focal point. Arched alcoves and a wood beam mantle add warmth and architectural charm, making this space perfect for gathering or relaxing. The spacious dining room includes built-in cabinetry and a classic sideboard, ideal for entertaining and everyday functionality. A large great room with cathedral ceilings enhances the open feel of the home, bringing in natural light and offering flexible living space. Step outside to a second-story walkout deck that connects directly to a cozy backyard—ready for your personal touch. Whether you envision outdoor entertaining, gardening, or simply enjoying peaceful surroundings, the space is already in place. Additional features include a detached 3-car garage providing ample storage, a paver patio area between the home and garage, and low-maintenance landscaping that enhances curb appeal. Enjoy the perfect balance of privacy and convenience with easy commuting to York, Harrisburg, and Maryland. Located just minutes from Richard Nixon Park, William H. Kain County Park, Lake Redman, and Lake Williams, this home offers access to outdoor recreation while still being close to everyday amenities. Don’t miss your opportunity to own a home that combines space, character, and location in one exceptional package. * * Some photos have been AI-enhanced and/or virtually staged to help you picture the possibilities and truly see the potential this home offers. These are for inspiration only—please refer to all photos and schedule your showing to experience the home in person. * *

Key facts

• 0.98 acre lot
• 3 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (65.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (58.2% below list).
• Recommended offer: $112k (65.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 56/100 on livability (#1,634 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Salem El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 414 students, 33% FRL); Spring Grove Area Intrmd Sch (math 44% / reading 65%, grade B-, #76 of 512 statewide, top 16%, 651 students, 38% FRL); Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Market conditions: 22 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 $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $270k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,220 (65.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.42% ✗
• Cap rate: 2.09%
• Cash-on-cash: -15.01%
• DSCR: 0.33
• GRM: 19.9

CMA / ARV

• ARV (median comp): $435,448
• List price: $325,000
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 2.10×
• Total profit: $100,329
• Equity at exit: $292,786

10-year hold

• IRR: 13.5%
• Equity multiple: 4.91×
• Total profit: $355,862
• Equity at exit: $631,404

Cash invested: $91,000 (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 17360

• Home prices YoY: 6.2%
• Active inventory: 22
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-1,204

Break-even live

Break-even rent $2,885

Max offer price $112,220

Occupancy floor —

Sensitivity live

Price	-10% $-1,021	-5% $-1,113	+0% $-1,204	+5% $-1,296	+10% $-1,388
Rent	-10% $-1,312	-5% $-1,258	+0% $-1,204	+5% $-1,151	+10% $-1,097
Rate	-1.0pp $-1,041	-0.5pp $-1,122	base $-1,204	+0.5pp $-1,289	+1.0pp $-1,374

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-09
   status Pending 2022-char remark

   Show marketing remark (2022 chars)

   Stop scrolling—this is the one. Fully renovated in 2024, this 4-bedroom, 2.5-bath home offers over 3,000 sq ft of beautifully updated living space just steps from the York Heritage Rail Trail. Blending timeless character with modern comfort, this move-in ready home delivers space, style, and a location that truly stands out. The main living area is anchored by a stunning full-wall brick fireplace featuring a rare 1776 commemorative brick, creating a one-of-a-kind focal point. Arched alcoves and a wood beam mantle add warmth and architectural charm, making this space perfect for gathering or relaxing. The spacious dining room includes built-in cabinetry and a classic sideboard, ideal for entertaining and everyday functionality. A large great room with cathedral ceilings enhances the open feel of the home, bringing in natural light and offering flexible living space. Step outside to a second-story walkout deck that connects directly to a cozy backyard—ready for your personal touch. Whether you envision outdoor entertaining, gardening, or simply enjoying peaceful surroundings, the space is already in place. Additional features include a detached 3-car garage providing ample storage, a paver patio area between the home and garage, and low-maintenance landscaping that enhances curb appeal. Enjoy the perfect balance of privacy and convenience with easy commuting to York, Harrisburg, and Maryland. Located just minutes from Richard Nixon Park, William H. Kain County Park, Lake Redman, and Lake Williams, this home offers access to outdoor recreation while still being close to everyday amenities. Don’t miss your opportunity to own a home that combines space, character, and location in one exceptional package. * * Some photos have been AI-enhanced and/or virtually staged to help you picture the possibilities and truly see the potential this home offers. These are for inspiration only—please refer to all photos and schedule your showing to experience the home in person. * *

2. 2026-04-10
   listed $325,000 Active 2022-char remark

   Show marketing remark (2022 chars)

   Stop scrolling—this is the one. Fully renovated in 2024, this 4-bedroom, 2.5-bath home offers over 3,000 sq ft of beautifully updated living space just steps from the York Heritage Rail Trail. Blending timeless character with modern comfort, this move-in ready home delivers space, style, and a location that truly stands out. The main living area is anchored by a stunning full-wall brick fireplace featuring a rare 1776 commemorative brick, creating a one-of-a-kind focal point. Arched alcoves and a wood beam mantle add warmth and architectural charm, making this space perfect for gathering or relaxing. The spacious dining room includes built-in cabinetry and a classic sideboard, ideal for entertaining and everyday functionality. A large great room with cathedral ceilings enhances the open feel of the home, bringing in natural light and offering flexible living space. Step outside to a second-story walkout deck that connects directly to a cozy backyard—ready for your personal touch. Whether you envision outdoor entertaining, gardening, or simply enjoying peaceful surroundings, the space is already in place. Additional features include a detached 3-car garage providing ample storage, a paver patio area between the home and garage, and low-maintenance landscaping that enhances curb appeal. Enjoy the perfect balance of privacy and convenience with easy commuting to York, Harrisburg, and Maryland. Located just minutes from Richard Nixon Park, William H. Kain County Park, Lake Redman, and Lake Williams, this home offers access to outdoor recreation while still being close to everyday amenities. Don’t miss your opportunity to own a home that combines space, character, and location in one exceptional package. * * Some photos have been AI-enhanced and/or virtually staged to help you picture the possibilities and truly see the potential this home offers. These are for inspiration only—please refer to all photos and schedule your showing to experience the home in person. * *

3. 2026-04-07
   historical $325,000 2022-char remark

   Show marketing remark (2022 chars)

   Stop scrolling—this is the one. Fully renovated in 2024, this 4-bedroom, 2.5-bath home offers over 3,000 sq ft of beautifully updated living space just steps from the York Heritage Rail Trail. Blending timeless character with modern comfort, this move-in ready home delivers space, style, and a location that truly stands out. The main living area is anchored by a stunning full-wall brick fireplace featuring a rare 1776 commemorative brick, creating a one-of-a-kind focal point. Arched alcoves and a wood beam mantle add warmth and architectural charm, making this space perfect for gathering or relaxing. The spacious dining room includes built-in cabinetry and a classic sideboard, ideal for entertaining and everyday functionality. A large great room with cathedral ceilings enhances the open feel of the home, bringing in natural light and offering flexible living space. Step outside to a second-story walkout deck that connects directly to a cozy backyard—ready for your personal touch. Whether you envision outdoor entertaining, gardening, or simply enjoying peaceful surroundings, the space is already in place. Additional features include a detached 3-car garage providing ample storage, a paver patio area between the home and garage, and low-maintenance landscaping that enhances curb appeal. Enjoy the perfect balance of privacy and convenience with easy commuting to York, Harrisburg, and Maryland. Located just minutes from Richard Nixon Park, William H. Kain County Park, Lake Redman, and Lake Williams, this home offers access to outdoor recreation while still being close to everyday amenities. Don’t miss your opportunity to own a home that combines space, character, and location in one exceptional package. * * Some photos have been AI-enhanced and/or virtually staged to help you picture the possibilities and truly see the potential this home offers. These are for inspiration only—please refer to all photos and schedule your showing to experience the home in person. * *

4. 2025-12-31
   historical
5. 2025-11-08
   price $349,900
6. 2025-10-07
   price $369,000
7. 2025-08-27
   price $385,000
8. 2025-08-03
   listed $395,000 Active
9. 2025-07-31
   historical
10. 2025-06-28
    price $394,900
11. 2025-05-20
    price $399,000
12. 2025-05-13
    price $435,000
13. 2025-01-22
    price $439,900
14. 2024-12-06
    listed $449,900 Active
15. 2024-12-05
    historical
16. 2024-07-08
    soldstatus $269,900 Closed
17. 2024-06-28
    status Pending
18. 2024-06-07
    historical Active Under Contract
19. 2024-05-30
    listed $269,900 Active
20. 2024-05-25
    historical $269,900

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,803 · $400/mo
• Expected delta: +$332/yr (+$28/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,318
• − Mortgage interest: −$18,205
• − Property taxes: −$4,471
• − Insurance: −$2,422
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$9,455
• Taxable loss: −$20,846
• Est. tax savings @ 24.0%: +$5,003
• After-tax cash flow: $-9,451/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: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — Seven Valleys

• Score: 56/100
• State rank: #1634
• US rank: #22513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,152

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Serbian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.77%
• Current HPI: 253.1647
• 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

+20.4% since first listed

20 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-04-10 Listed $325,000 BRIGHT MLS
• 2026-04-07 Coming Soon $325,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-11-08 Price Changed $349,900 BRIGHT MLS
• 2025-10-07 Price Changed $369,000 BRIGHT MLS
• 2025-08-27 Price Changed $385,000 BRIGHT MLS
• 2025-08-03 Listed $395,000 BRIGHT MLS
• 2025-07-31 Listing Removed — BRIGHT MLS
• 2025-06-28 Price Changed $394,900 BRIGHT MLS
• 2025-05-20 Price Changed $399,000 BRIGHT MLS
• 2025-05-13 Price Changed $435,000 BRIGHT MLS
• 2025-01-22 Price Changed $439,900 BRIGHT MLS
• 2024-12-06 Listed $449,900 BRIGHT MLS
• 2024-12-05 Coming Soon — BRIGHT MLS
• 2024-07-08 Sold (MLS) $269,900 BRIGHT MLS
• 2024-06-28 Pending — BRIGHT MLS
• 2024-06-07 Contingent — BRIGHT MLS
• 2024-05-30 Listed $269,900 BRIGHT MLS
• 2024-05-25 Coming Soon $269,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $4,471 · +1.1% YoY. Source: county tax records.