122 Chandler Dr #122 · Red Lion, PA 17356

$214,900

3 bd · 1.5 ba · 1,760 sqft · Townhouse · 18 Days on market

Built 1998 Good condition $122/sqft · at area comps Est $219k · at est. $210/mo HOA · 10% of rent

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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 +10.8/30.0
• ARV discount +8.4/15.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

122 Chandler Drive is a beautiful condo located in Lombard Pines near Cape Horn Shopping Center in Red Lion Schools. Delivering the space you need with low-maintenance ease you want. Finished lower level family room, deck, huge pantry and kitchen island, off street parking, plus 1 car garage. The perfect home for everyday comfort and entertaining. Walking distance to new Windsor Recreation Center. Perfect for commute to MD, Harrisburg, or Lancaster!

Key facts

• $210 HOA
• Garage
• Built 1998

Property features AI

Finance

• HOA & community: Monthly condo/HOA fee of $210; HOA covers common area maintenance, exterior building maintenance, lawn maintenance, management, reserve funds, road maintenance, and snow removal; One-time other fee of $1,500

Exterior

• Parking: Built-in attached garage (1 car); Paved driveway; Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electrical service; Hot water: natural gas; Heating fuel: natural gas
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Asphalt shingle roof; Block foundation; Year built (assessor source)
• Exterior features: Vinyl siding; Exterior lighting; Not located in a federal flood zone

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on upper level; One half bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Level entry to main floor; Exterior lighting; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (5.8% below list).
• Recommended offer: $201k (6.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.5% in Red Lion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 44% FRL vs 28% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 18 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

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 $200,930 (6.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (median comp): $219,058
• List price: $214,900
• Delta: -1.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Chandler Dr	0.06mi	2/2.5 (-1)	1,714 (-3%)	3mo	$210,000	$123	82
120 Chandler Dr #120	0.00mi	2/2.5 (-1)	1,760 (0%)	21mo	$205,000	$116	73
62 Hunters Run Ct	0.06mi	3/2.5	1,810 (+3%)	22mo	$200,000	$110	70
129 Kathryn Dr	0.05mi	2/1.5 (-1)	1,902 (+8%)	12mo	$205,000	$108	69
136 Kathryn Dr	0.02mi	3/2.0	1,620 (-8%)	20mo	$215,000	$133	67
119 Chandler Dr #119	0.02mi	2/1.5 (-1)	1,592 (-10%)	16mo	$225,000	$141	65
121 Chandler Dr	0.02mi	3/2.0	1,597 (-9%)	20mo	$220,000	$138	65
169 Jonathan Way N	0.63mi	4/1.5 (+1)	1,778 (+1%)	3mo	$240,000	$135	62
12 Steeple Ave	0.63mi	3/1.5	1,813 (+3%)	13mo	$261,000	$144	55
27 Steeple Ave	0.64mi	3/2.5	1,912 (+9%)	7mo	$265,000	$139	46
50 Love Ave	0.59mi	3/1.5	1,502 (-15%)	18mo	$268,000	$178	33
190 Winners Cir	0.64mi	2/2.0 (-1)	1,504 (-14%)	21mo	$275,000	$183	22

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-40,812
• Equity at exit: $32,042

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-42,808
• Equity at exit: $18,581

Cash invested: $60,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$210
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-97

Break-even live

Break-even rent $2,146

Max offer price $200,930

Occupancy floor 100%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Windsor Way Red Lion, PA	3.0	2.0–2.5	1385	$2,150	$1.55	13d	8	0.23mi
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	21d	1	0.70mi
198 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	13d	1	0.77mi
66 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	13d	1	0.80mi
321 Avon Dr Red Lion, PA	3.0	2.5	1720	$2,050	$1.19	43d	1	0.95mi
259 Stratford Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	43d	1	1.03mi
406 Valor Way Red Lion, PA	3.0	2.5	1252	$1,875	$1.50	21d	1	1.16mi
224 Sienna Ln Yoe, PA	3.0	2.5	1252	$1,979	$1.58	21d	1	1.17mi
101 N Cheviot Way Red Lion, PA	2.0–3.0	1.5–2.5	1826	$2,175	$1.19	13d	9	1.19mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	43d	1	1.50mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 2 events

1. 2026-05-07
   listed $214,900 Active 454-char remark
2. 2026-05-02
   historical $214,900 454-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,282
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$2,520
• − Depreciation: −$6,252
• Taxable loss: −$4,710
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $-28/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This townhouse is in good condition with minor wear in the kitchen and bathrooms. It offers a good balance of functionality and curb appeal, making it a solid investment.

Repairs flagged

• Minor kitchen cabinets — Slight wear visible
• Minor bathroom fixtures — Slight wear visible

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace bathroom fixtures — New fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Slight wear visible	Minor	$500–3,000
bathroom fixtures · Slight wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace bathroom fixtures — New fixtures enhance functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-25 Pending — BRIGHT MLS
• 2026-05-07 Listed $214,900 BRIGHT MLS
• 2026-05-02 Coming Soon $214,900 BRIGHT MLS