452B Buttonwood Ln · Hallam, PA 17406

$155,000

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 18 Days on market

Built 2002 $220/mo HOA · 14% 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own for less than rent! No $ down with qualification. Enjoy carefree living and affordability. Cherry kitchen, gas stove, lots of cabinetry with pantry. All appliances included. Master with walk-in closet. Laundry room. Great country view from your balcony deck. Take advantage of great interest rates and stop paying rent today!

Key facts

• $220 HOA
• Built 2002
• Listed 18 days

Property features AI

Finance

• Other: Above-grade finished area recorded by assessor; No basement
• HOA & community: Condo/coop fee $220 monthly covering exterior building maintenance

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric cooling; Natural gas heating
• Home design: Interior townhouse/rowhouse; 2 total levels; Fee simple ownership; Very good condition
• Construction: Vinyl siding; Slab foundation; Pets allowed with size/weight and number restrictions; Built year recorded by assessor
• Exterior features: Not in a federal flood zone; Suburban location

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Tub/shower; Combination dining and living area
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (9.2% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#519 in PA, #4,787 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kreutz Creek El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 360 students, 52% FRL); Eastern York Ms (math 30% / reading 70%, grade C, #129 of 512 statewide, top 26%, 517 students, 48% FRL); Eastern York Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 632 students, 46% FRL) — zoned schools average 49% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,733 (9.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 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: 1.04% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-30,064
• Equity at exit: $23,111

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-32,004
• Equity at exit: $13,402

Cash invested: $43,400 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$254 /mo · $3,051/yr
• Insurance: −$65
• HOA: −$220
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-81

Break-even live

Break-even rent $1,711

Max offer price $140,733

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-37	+0% $-81	+5% $-125	+10% $-169
Rent	-10% $-208	-5% $-144	+0% $-81	+5% $-17	+10% $46
Rate	-1.0pp $-3	-0.5pp $-41	base $-81	+0.5pp $-121	+1.0pp $-162

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Friendship Ave Hallam, PA	1.0–2.0	1.0–1.5	908	$1,720	$1.89	15d	13	0.09mi
360 W Market St Unit B Hallam, PA	2.0	1.0	1150	$1,295	$1.13	23d	1	0.78mi
Old Church Ln Hellam Township, PA	2.0	2.5	1000	$1,700	$1.70	15d	1	1.17mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-05-02
   listed $155,000 Active 1574-char remark
2. 2026-04-30
   historical $155,000 1574-char remark
3. 2020-05-13
   historical
4. 2017-09-05
   soldstatus $70,000
5. 2017-08-31
   soldstatus $70,000

   Show marketing remark (329 chars)

   Own for less than rent! No $ down with qualification. Enjoy carefree living and affordability. Cherry kitchen, gas stove, lots of cabinetry with pantry. All appliances included. Master with walk-in closet. Laundry room. Great country view from your balcony deck. Take advantage of great interest rates and stop paying rent today!

6. 2017-07-21
   historical

   Show marketing remark (329 chars)

   Own for less than rent! No $ down with qualification. Enjoy carefree living and affordability. Cherry kitchen, gas stove, lots of cabinetry with pantry. All appliances included. Master with walk-in closet. Laundry room. Great country view from your balcony deck. Take advantage of great interest rates and stop paying rent today!

7. 2017-06-16
   listed $75,000
8. 2017-04-12
   listed $75,000

   Show marketing remark (329 chars)

   Own for less than rent! No $ down with qualification. Enjoy carefree living and affordability. Cherry kitchen, gas stove, lots of cabinetry with pantry. All appliances included. Master with walk-in closet. Laundry room. Great country view from your balcony deck. Take advantage of great interest rates and stop paying rent today!

9. 2017-04-07
   historical
10. 2017-01-16
    listed $79,900
11. 2016-10-04
    historical
12. 2016-06-02
    listed $84,999
13. 2014-11-06
    soldstatus $73,500
14. 2014-10-31
    historical
15. 2014-10-31
    soldstatus $73,500
16. 2014-08-27
    historical
17. 2014-07-10
    listed $75,000
18. 2014-06-26
    listed $75,000
19. 2004-11-30
    historical
20. 2004-08-16
    soldstatus $68,815
21. 2004-08-16
    soldstatus $74,900
22. 2004-08-13
    soldstatus $74,900
23. 2004-07-08
    historical
24. 2004-07-07
    listed $74,900
25. 2004-04-14
    listed $79,900
26. 2002-05-23
    soldstatus $68,815

ⓘ 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: $3,051 · $254/mo
• Projected year-2 tax: $3,051 · $254/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,305
• − Mortgage interest: −$8,682
• − Property taxes: −$3,051
• − Insurance: −$775
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − HOA: −$2,640
• − Depreciation: −$4,509
• Taxable loss: −$3,441
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $-143/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Hallam

• Score: 74/100
• State rank: #519
• US rank: #4787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallam, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -92.81%
• Current HPI: 245.4821
• 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

+126.0% since first listed

28 events — show timeline

• 2026-06-05 Sold (MLS) $155,500 BRIGHT MLS
• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-02 Listed $155,000 BRIGHT MLS
• 2026-04-30 Coming Soon $155,000 BRIGHT MLS
• 2020-05-13 Listing Removed — BRIGHT MLS
• 2017-09-05 Sold (Public Records) $70,000 Public Records
• 2017-08-31 Sold (MLS) $70,000 BRIGHT MLS
• 2017-07-21 Listing Removed — BRIGHT MLS
• 2017-06-16 Listed $75,000 BRIGHT MLS
• 2017-04-12 Listed $75,000 BRIGHT MLS
• 2017-04-07 Listing Removed — BRIGHT MLS
• 2017-01-16 Listed $79,900 BRIGHT MLS
• 2016-10-04 Listing Removed — BRIGHT MLS
• 2016-06-02 Listed $84,999 BRIGHT MLS
• 2014-11-06 Sold (Public Records) $73,500 Public Records
• 2014-10-31 Sold (MLS) $73,500 BRIGHT MLS
• 2014-10-31 Listing Removed — BRIGHT MLS
• 2014-08-27 Listing Removed — BRIGHT MLS
• 2014-07-10 Listed $75,000 BRIGHT MLS
• 2014-06-26 Listed $75,000 BRIGHT MLS
• 2004-11-30 Listing Removed — BRIGHT MLS
• 2004-08-16 Sold (Public Records) $74,900 Public Records
• 2004-08-16 Sold (Public Records) $68,815 Public Records
• 2004-08-13 Sold (MLS) $74,900 BRIGHT MLS
• 2004-07-08 Listing Removed — BRIGHT MLS
• 2004-07-07 Listed $74,900 BRIGHT MLS
• 2004-04-14 Listed $79,900 BRIGHT MLS
• 2002-05-23 Sold (Public Records) $68,815 Public Records

Property tax history

+3.7%/yr

Latest (2026): $3,051 · +11.0% YoY. Source: county tax records.