603 Country Club Rd · Grantley, PA 17403

$254,900

3 bd · 1.5 ba · 1,548 sqft · MultiFamily public records · 15 Days on market

Built 1922 4,791 sqft lot $165/sqft · 56% above area Est $196k · 30% over

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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).

• Cash flow +15.9/30.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 603 Country Club Road. This 4 bedroom 2 full bath, semi-detached home built in 1922 is packed with character. Beautiful original woodworking and hardwood floors throughout. Slate kitchen floors lead out to the back porch/hardscaped patio. Detached garage and parking pad keeps you from fighting for onstreet spaces. Walking distance to York College and York Hospital. The 3 stories, basement rec room, 2 porches and balcony give ample areas to relax and escape from the struggles of your day. Schdule your private showing today!

Key facts

• Garage
• Built 1922
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (4.7% below list).
• Recommended offer: $243k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 0.4% in Grantley — 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 82/100 on livability (#145 in PA, #1,178 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• York Suburban SD (suburban): math 50% / reading 71% proficiency, ranked #65 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $255k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $242,800 (4.7% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $196,073
• List price: $254,900
• Delta: 30.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-29,865
• Equity at exit: $38,006

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-709
• Equity at exit: $22,039

Cash invested: $71,372 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$352 /mo · $4,225/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $123

Break-even live

Break-even rent $2,272

Max offer price $254,900

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,428
Total (2 units)			$2,428

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 W Jackson St York, PA	3.0	2.0	1795	$1,795	$1.00	13d	1	0.33mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	0.70mi
648 W College Ave York, PA	3.0	1.0	1100	$1,275	$1.16	43d	1	0.74mi
466 W College Ave York, PA	3.0	1.0	1068	$1,295	$1.21	43d	1	0.75mi
925 W College Ave York, PA	4.0	1.0	1660	$1,425	$0.86	13d	1	0.87mi
1060 Crest Way York, PA	1.0–2.0	1.0–2.0	1033	$1,850	$1.79	43d	1	0.96mi
1060 Crest Way York, PA	2.0	2.0	1251	$1,850	$1.48	13d	1	0.96mi
514 S Duke St York, PA	3.0	1.0	1289	$1,625	$1.26	21d	1	1.03mi
444 S Duke St York, PA	3.0	1.0	1200	$1,200	$1.00	43d	1	1.05mi
626 S Queen St York, PA	3.0	1.0	1526	$1,225	$0.80	21d	1	1.09mi
702 W Philadelphia St Unit 2 York, PA	3.0	1.0	2154	$1,375	$0.64	43d	1	1.17mi
645 W Philadelphia St Unit 2ND FLOOR York, PA	3.0	1.0	2124	$1,100	$0.52	43d	1	1.18mi
588 Company St York, PA	3.0	1.5	1416	$1,475	$1.04	43d	1	1.22mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	1.22mi
208 Liberty Ct York, PA	3.0	1.0	1096	$1,195	$1.09	43d	1	1.23mi
314 W Gay Ave York, PA	3.0	1.0	1060	$1,250	$1.18	21d	1	1.30mi
231 Roosevelt Ave York, PA	3.0	1.5	1584	$1,750	$1.10	13d	1	1.32mi
216 Park Pl York, PA	4.0	1.0	1192	$1,350	$1.13	13d	1	1.34mi
28 N George St Unit H York, PA	2.0	2.0	1400	$1,550	$1.11	43d	1	1.36mi
813 Madison Ave York, PA	2.0	1.5	1100	$1,175	$1.07	13d	1	1.38mi
516 E Boundary Ave York, PA	2.0	1.0	1128	$1,200	$1.06	13d	1	1.40mi
175 W Gay Ave York, PA	1.0–2.0	1.0	1219	$1,650	$1.35	13d	2	1.41mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	1.45mi
1410 Monroe St Ste M West York, PA	2.0	1.0	1100	$1,195	$1.09	21d	1	1.45mi
715 Vander Ave York, PA	3.0	1.0	1180	$1,295	$1.10	13d	1	1.48mi

Listing history 5 events

1. 2026-05-08
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Welcome to 603 Country Club Road. This 4 bedroom 2 full bath, semi-detached home built in 1922 is packed with character. Beautiful original woodworking and hardwood floors throughout. Slate kitchen floors lead out to the back porch/hardscaped patio. Detached garage and parking pad keeps you from fighting for onstreet spaces. Walking distance to York College and York Hospital. The 3 stories, basement rec room, 2 porches and balcony give ample areas to relax and escape from the struggles of your day. Schdule your private showing today!

2. 2026-04-24
   listed $254,900 Active 539-char remark

   Show marketing remark (539 chars)

   Welcome to 603 Country Club Road. This 4 bedroom 2 full bath, semi-detached home built in 1922 is packed with character. Beautiful original woodworking and hardwood floors throughout. Slate kitchen floors lead out to the back porch/hardscaped patio. Detached garage and parking pad keeps you from fighting for onstreet spaces. Walking distance to York College and York Hospital. The 3 stories, basement rec room, 2 porches and balcony give ample areas to relax and escape from the struggles of your day. Schdule your private showing today!

3. 2026-04-21
   historical $254,900 539-char remark

   Show marketing remark (539 chars)

   Welcome to 603 Country Club Road. This 4 bedroom 2 full bath, semi-detached home built in 1922 is packed with character. Beautiful original woodworking and hardwood floors throughout. Slate kitchen floors lead out to the back porch/hardscaped patio. Detached garage and parking pad keeps you from fighting for onstreet spaces. Walking distance to York College and York Hospital. The 3 stories, basement rec room, 2 porches and balcony give ample areas to relax and escape from the struggles of your day. Schdule your private showing today!

4. 2008-05-27
   soldstatus $145,000
5. 1984-11-01
   soldstatus $54,000

ⓘ 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: $4,225 · $352/mo
• Projected year-2 tax: $4,225 · $352/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,136
• − Mortgage interest: −$14,278
• − Property taxes: −$4,225
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$7,415
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $2,130/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: York Suburban SD
• NCES district ID: 4226850
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $64,375
• Composite: 52.78/100
• National rank: #1541
• State rank: #65 of 539 in PA

Livability — Grantley

• Score: 82/100
• State rank: #145
• US rank: #1178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantley, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Arabic 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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• 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

+372.0% since first listed

5 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-24 Listed $254,900 BRIGHT MLS
• 2026-04-21 Coming Soon $254,900 BRIGHT MLS
• 2008-05-27 Sold (Public Records) $145,000 Public Records
• 1984-11-01 Sold (Public Records) $54,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,225 · +2.4% YoY. Source: county tax records.