229 W High St · Red Lion, PA 17356

$189,900

3 bd · 2.0 ba · 1,664 sqft · Townhouse public records · 3 Days on market

Built 1928 3,001 sqft lot Est $283k · 33% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Really nice and affordable semi detached home located in Red Lion Borough. Fenced private rear yard and detached 1 car garage with off street parking. Finished lower level with bar and office. Some new interior paint. 1st floor full bath and laundry. Full bath on 2nd floor with three nice sized bedrooms. Additional room on 2nd floor for storage or nursery. Full attic could be finished for another bedroom. Window unit air cond. not included.

Key facts

• Bar area
• Classic front porch
• Finished lower level

Tags

• CLASSIC FRONT PORCH
• FIRST FLOOR FULL BATH
• FINISHED LOWER LEVEL
• BAR AREA
• PRIVATE FENCED REAR YARD
• DETACHED ONE CAR GARAGE

Property features AI

Exterior

• Parking: Detached rear-entry garage (1 garage space); One off-street parking space; On-street parking available; Total of 2 parking spaces
• Security: Window screens
• Utilities: Public water; Public sewer; Natural gas hot water; Heating fuel: natural gas and electric
• Home design: Semi-detached property; Fee simple ownership; Not in a federal flood zone
• Construction: Vinyl and aluminum siding; Block foundation; Architectural shingle roof; Garage structure present; Building not winterized
• Exterior features: Exterior lighting; Sidewalks; Porch(es); Wood fencing

Interior

• Kitchen: Electric range/oven; Dishwasher; Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level; Rooms include: Master Bedroom, Bedroom 2, Bedroom 3 (plus additional listed bedrooms)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Electric baseboard heating
• Interior features: Attic; Tub shower and stall shower; Ceiling fans; Crown moldings; Dining area; Eat-in kitchen; Wood floors
• Laundry & utility: Washer (laundry on main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $69 ($824/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 $171k (10.0% below list).
• Recommended offer: $171k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Red Lion — 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 77/100 on livability (#349 in PA, #3,056 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Red Lion Area SD (suburban): math 36% / reading 50% proficiency, ranked #282 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mazie Gable El Sch (math 23% / reading 39%, grade F, #1,116 of 1,518 statewide, top 74%, 523 students, 73% FRL); Red Lion Area Jhs (math 23% / reading 49%, grade F, #313 of 512 statewide, top 62%, 813 students, 50% FRL); Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 56% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $110k; list at $190k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $170,968 (10.0% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $282,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 S Franklin St	0.44mi	3/1.5	1,632 (-2%)	5mo	$201,250	$123	70
274 N Main St	0.29mi	3/1.0	1,837 (+10%)	1mo	$202,000	$110	64
327 1st Ave	0.33mi	4/2.0 (+1)	1,471 (-12%)	1mo	$205,000	$139	60
316 W Broadway	0.35mi	3/1.0	1,478 (-11%)	3mo	$202,500	$137	59
337 Winners Cir	0.47mi	2/2.0 (-1)	1,504 (-10%)	3mo	$290,000	$193	54
121 Furlong Way #121	0.47mi	2/2.0 (-1)	1,504 (-10%)	4mo	$265,000	$176	54
240 Palomino Way	0.57mi	2/2.0 (-1)	1,520 (-9%)	3mo	$259,000	$170	52
11 E Lancaster St	0.61mi	4/1.5 (+1)	1,523 (-8%)	4mo	$192,500	$126	48
214 Equine Cv #214	0.53mi	2/2.0 (-1)	1,472 (-12%)	4mo	$255,000	$173	48
218 Equine Cv	0.56mi	2/2.0 (-1)	1,472 (-12%)	4mo	$265,000	$180	46
200 Jutland Way #251	0.67mi	2/2.0 (-1)	1,500 (-10%)	1mo	$295,000	$197	46
156 Country Ridge Dr	0.75mi	4/2.5 (+1)	1,912 (+15%)	0mo	$265,000	$139	33

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,394
• Equity at exit: $28,315

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,326
• Equity at exit: $16,419

Cash invested: $53,172 (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 17356

• Home prices YoY: -21.0%
• Active inventory: 147
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$996
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $69

Break-even live

Break-even rent $1,623

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $122	+0% $69	+5% $15	+10% $-39
Rent	-10% $-66	-5% $1	+0% $69	+5% $136	+10% $204
Rate	-1.0pp $164	-0.5pp $117	base $69	+0.5pp $19	+1.0pp $-31

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 W High St Red Lion, PA	3.0	1.0	1075	$1,075	$1.00	23d	1	0.25mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	45d	1	0.46mi
703 Country Club Rd Red Lion, PA	3.0	2.5	1540	$1,795	$1.17	45d	1	0.47mi
520 S Pine St Red Lion, PA	4.0	3.0	2088	$2,295	$1.10	15d	1	0.82mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	15d	1	0.88mi
571 S Main St Red Lion, PA	2.0	1.0	2152	$1,500	$0.70	23d	1	0.96mi
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	23d	1	1.28mi
21 Windsor Way Red Lion, PA	3.0	2.0–2.5	1385	$2,150	$1.55	15d	8	1.34mi

Listing history 7 events

1. 2026-05-22
   listed $189,900 Active
2. 2019-12-05
   soldstatus $109,900
3. 2019-12-02
   soldstatus $109,900 Closed 444-char remark

   Show marketing remark (444 chars)

   Really nice and affordable semi detached home located in Red Lion Borough. Fenced private rear yard and detached 1 car garage with off street parking. Finished lower level with bar and office. Some new interior paint. 1st floor full bath and laundry. Full bath on 2nd floor with three nice sized bedrooms. Additional room on 2nd floor for storage or nursery. Full attic could be finished for another bedroom. Window unit air cond. not included.

4. 2019-10-16
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Really nice and affordable semi detached home located in Red Lion Borough. Fenced private rear yard and detached 1 car garage with off street parking. Finished lower level with bar and office. Some new interior paint. 1st floor full bath and laundry. Full bath on 2nd floor with three nice sized bedrooms. Additional room on 2nd floor for storage or nursery. Full attic could be finished for another bedroom. Window unit air cond. not included.

5. 2019-09-23
   listed $109,900 Active 444-char remark

   Show marketing remark (444 chars)

   Really nice and affordable semi detached home located in Red Lion Borough. Fenced private rear yard and detached 1 car garage with off street parking. Finished lower level with bar and office. Some new interior paint. 1st floor full bath and laundry. Full bath on 2nd floor with three nice sized bedrooms. Additional room on 2nd floor for storage or nursery. Full attic could be finished for another bedroom. Window unit air cond. not included.

6. 1997-10-17
   soldstatus $72,500
7. 1996-05-22
   soldstatus $30,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,742 · $229/mo
• Expected delta: +$258/yr (+$22/mo · 10.4%)

ⓘ 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 ≥100°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,516
• − Mortgage interest: −$10,637
• − Property taxes: −$2,484
• − Insurance: −$950
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,524
• Taxable loss: −$2,362
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,390/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: Red Lion Area SD
• NCES district ID: 4220100
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,225
• Composite: 37.91/100
• National rank: #4313
• State rank: #282 of 539 in PA

Livability — Red Lion

• Score: 77/100
• State rank: #349
• US rank: #3056

Category grades

Amenities D 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

• Census place: Red Lion, PA
• County: York County · 278,806 people
• City population: 22,869
• Metro: York-Hanover, PA
• Population (ZIP): 22,869
• Household income: $86,561
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 559.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 4% · China
• Languages at home: 95% English-only · Russian/Polish/Slavic 1% Chinese 1% Other Indo-European 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: ▼ -69.16%
• Current HPI: 259.7294
• 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

+533.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $189,900 BRIGHT MLS
• 2019-12-05 Sold (Public Records) $109,900 Public Records
• 2019-12-02 Sold (MLS) $109,900 BRIGHT MLS
• 2019-10-16 Pending — BRIGHT MLS
• 2019-09-23 Listed $109,900 BRIGHT MLS
• 1997-10-17 Sold (Public Records) $72,500 Public Records
• 1996-05-22 Sold (Public Records) $30,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,484 · +3.0% YoY. Source: county tax records.