3472 Messersmith Rd · North Codorus, PA 17408

$240,000

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 26 Days on market

Built 1952 1.42 ac lot Est $275k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +8.8/30.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 1/2-Story Home with Versatile Spaces and Beautiful Views. Welcome to this charming home that offers a spacious layout to fit your unique needs. Step into the generous living room, featuring built-in cupboards that provide both functionality and style. The adjoining kitchen boasts a cozy dining area and a woodstove, perfect for those chilly evenings. On the main floor, you’ll find three comfortable bedrooms, a den or a home office, and a convenient laundry room. The full bath on this level ensures practicality for everyday living. Venture upstairs to discover two additional bedrooms and a handy storage room, ideal for keeping your home organized. The detached one-car garage includes an attached workshop, providing space for all your projects and hobbies. Enjoy the outdoors with a covered rear patio, offering a serene spot to take in the beautiful views and relax. The home features a durable metal and rubber roof, replacement windows for energy efficiency, with a well and public sewer. Public water and natural gas are also accessible in the street. Home Warranty Included. Settlement can be scheduled for October 1st or later. Don’t miss the opportunity to make this welcoming home your own. Schedule a visit today and experience all it has to offer!

Key facts

• 1.42 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Ground rent paid annually; Pets allowed (dogs and cats OK)

Exterior

• Parking: Driveway; Detached oversized garage (1 space)
• Utilities: Well water; Public sewer; Natural gas available; Water available; 200+ amp electric service; Electric hot water
• Home design: Detached structure; Property in good to excellent condition; Fee simple ownership; Not in a federal flood zone
• Construction: Aluminum siding; Metal roof; Crawl space foundation; Building not winterized; Year built estimated
• Exterior features: Porch(es); Electric fencing; Rear yard; Backs to trees; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water heating; Electric and oil heating fuel; Ductless / mini-split cooling (electric)
• Interior features: Ceiling fans; Dining area; Fireplace (1)
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (26.2% below list).
• Recommended offer: $177k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Spring Grove Area Ms (math 21% / reading 59%, grade F, #257 of 512 statewide, top 52%, 635 students, 35% FRL); Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-15 pts) — the specific schools serving this property underperform the Spring Grove Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: 146 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $195k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,000 (26.2% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $274,560
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Country Ridge Dr	0.26mi	3/2.0	1,352 (-6%)	2mo	$145,000	$107	73
1483 Linton Ter	0.34mi	3/1.0	1,333 (-7%)	1mo	$260,000	$195	72
5777 Glatfelters Station Rd	0.47mi	3/2.0	1,432 (+0%)	15mo	$323,000	$226	61
1437 Seven Valleys Rd	0.41mi	2/2.0 (-1)	1,397 (-2%)	11mo	$249,500	$179	59
1451 Seven Valleys Rd	0.39mi	3/1.0	1,302 (-9%)	14mo	$249,900	$192	56
199 Country Ridge Dr	0.34mi	3/2.0	1,500 (+5%)	24mo	$141,900	$95	52
216 Country Ridge Dr	0.32mi	3/2.0	1,620 (+13%)	8mo	$78,000	$48	52
1614 Seven Valleys Rd	0.67mi	2/1.0 (-1)	1,238 (-13%)	10mo	$270,000	$218	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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-51,394
• Equity at exit: $35,785

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-60,889
• Equity at exit: $20,751

Cash invested: $67,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-196

Break-even live

Break-even rent $2,018

Max offer price $205,354

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3906 Tunnel Hill Rd York, PA	2.0	1.0	1100	$1,595	$1.45	13d	15	0.19mi
3533 Messersmith Rd Seven Valleys, PA	1.0–2.0	1.0	725	$1,295	$1.79	13d	1	0.21mi

Listing history 22 events

1. 2026-06-18
   days on market $240,000 Active 26 DOM
2. 2026-06-17
   days on market $240,000 Active 25 DOM
3. 2026-06-16
   days on market $240,000 Active 24 DOM
4. 2026-06-15
   price $240,000 Active 23 DOM
5. 2026-06-15
   days on market $245,000 Active 23 DOM
6. 2026-06-14
   days on market $245,000 Active 21 DOM
7. 2026-06-13
   days on market $245,000 Active 20 DOM
8. 2026-06-10
   days on market $245,000 Active 18 DOM
9. 2026-06-09
   days on market $245,000 Active 17 DOM
10. 2026-06-08
    days on market $245,000 Active 16 DOM
11. 2026-06-07
    days on market $245,000 Active 15 DOM
12. 2026-06-05
    days on market $245,000 Active 12 DOM
13. 2026-06-03
    pricedays on market $245,000 Active 11 DOM
14. 2026-06-02
    days on market $250,000 Active 10 DOM
15. 2026-06-01
    days on market $250,000 Active 9 DOM
16. 2026-05-31
    days on market $250,000 Active 8 DOM
17. 2026-05-30
    days on market $250,000 Active 7 DOM
18. 2026-05-18
    historical $250,000
19. 2024-10-07
    soldstatus $195,000 Closed 1287-char remark

    Show marketing remark (1287 chars)

    Charming 1 1/2-Story Home with Versatile Spaces and Beautiful Views. Welcome to this charming home that offers a spacious layout to fit your unique needs. Step into the generous living room, featuring built-in cupboards that provide both functionality and style. The adjoining kitchen boasts a cozy dining area and a woodstove, perfect for those chilly evenings. On the main floor, you’ll find three comfortable bedrooms, a den or a home office, and a convenient laundry room. The full bath on this level ensures practicality for everyday living. Venture upstairs to discover two additional bedrooms and a handy storage room, ideal for keeping your home organized. The detached one-car garage includes an attached workshop, providing space for all your projects and hobbies. Enjoy the outdoors with a covered rear patio, offering a serene spot to take in the beautiful views and relax. The home features a durable metal and rubber roof, replacement windows for energy efficiency, with a well and public sewer. Public water and natural gas are also accessible in the street. Home Warranty Included. Settlement can be scheduled for October 1st or later. Don’t miss the opportunity to make this welcoming home your own. Schedule a visit today and experience all it has to offer!

20. 2024-08-07
    status Pending 1287-char remark

    Show marketing remark (1287 chars)

    Charming 1 1/2-Story Home with Versatile Spaces and Beautiful Views. Welcome to this charming home that offers a spacious layout to fit your unique needs. Step into the generous living room, featuring built-in cupboards that provide both functionality and style. The adjoining kitchen boasts a cozy dining area and a woodstove, perfect for those chilly evenings. On the main floor, you’ll find three comfortable bedrooms, a den or a home office, and a convenient laundry room. The full bath on this level ensures practicality for everyday living. Venture upstairs to discover two additional bedrooms and a handy storage room, ideal for keeping your home organized. The detached one-car garage includes an attached workshop, providing space for all your projects and hobbies. Enjoy the outdoors with a covered rear patio, offering a serene spot to take in the beautiful views and relax. The home features a durable metal and rubber roof, replacement windows for energy efficiency, with a well and public sewer. Public water and natural gas are also accessible in the street. Home Warranty Included. Settlement can be scheduled for October 1st or later. Don’t miss the opportunity to make this welcoming home your own. Schedule a visit today and experience all it has to offer!

21. 2024-08-02
    listed $190,000 Active 1287-char remark

    Show marketing remark (1287 chars)

    Charming 1 1/2-Story Home with Versatile Spaces and Beautiful Views. Welcome to this charming home that offers a spacious layout to fit your unique needs. Step into the generous living room, featuring built-in cupboards that provide both functionality and style. The adjoining kitchen boasts a cozy dining area and a woodstove, perfect for those chilly evenings. On the main floor, you’ll find three comfortable bedrooms, a den or a home office, and a convenient laundry room. The full bath on this level ensures practicality for everyday living. Venture upstairs to discover two additional bedrooms and a handy storage room, ideal for keeping your home organized. The detached one-car garage includes an attached workshop, providing space for all your projects and hobbies. Enjoy the outdoors with a covered rear patio, offering a serene spot to take in the beautiful views and relax. The home features a durable metal and rubber roof, replacement windows for energy efficiency, with a well and public sewer. Public water and natural gas are also accessible in the street. Home Warranty Included. Settlement can be scheduled for October 1st or later. Don’t miss the opportunity to make this welcoming home your own. Schedule a visit today and experience all it has to offer!

22. 2024-08-02
    historical $190,000 1287-char remark

    Show marketing remark (1287 chars)

    Charming 1 1/2-Story Home with Versatile Spaces and Beautiful Views. Welcome to this charming home that offers a spacious layout to fit your unique needs. Step into the generous living room, featuring built-in cupboards that provide both functionality and style. The adjoining kitchen boasts a cozy dining area and a woodstove, perfect for those chilly evenings. On the main floor, you’ll find three comfortable bedrooms, a den or a home office, and a convenient laundry room. The full bath on this level ensures practicality for everyday living. Venture upstairs to discover two additional bedrooms and a handy storage room, ideal for keeping your home organized. The detached one-car garage includes an attached workshop, providing space for all your projects and hobbies. Enjoy the outdoors with a covered rear patio, offering a serene spot to take in the beautiful views and relax. The home features a durable metal and rubber roof, replacement windows for energy efficiency, with a well and public sewer. Public water and natural gas are also accessible in the street. Home Warranty Included. Settlement can be scheduled for October 1st or later. Don’t miss the opportunity to make this welcoming home your own. Schedule a visit today and experience all it has to offer!

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $3,311 · $276/mo
• Expected delta: +$481/yr (+$40/mo · 17.0%)

ⓘ 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 ≥102°F today · 13 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: $21,240
• − Mortgage interest: −$13,444
• − Property taxes: −$2,830
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,982
• Taxable loss: −$6,614
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-766/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 — North Codorus

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+31.6% since first listed

5 events — show timeline

• 2026-05-18 Coming Soon $250,000 BRIGHT MLS
• 2024-10-07 Sold (MLS) $195,000 BRIGHT MLS
• 2024-08-07 Pending — BRIGHT MLS
• 2024-08-02 Listed $190,000 BRIGHT MLS
• 2024-08-02 Coming Soon $190,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $2,830 · +1.1% YoY. Source: county tax records.