242 Skyview Ln · Brownstown, PA 17543

$375,000

3 bd · 1.5 ba · 1,002 sqft · SingleFamily public records · 5 Days on market

Built 1958 0.90 ac lot $374/sqft · 96% above area Est $411k · 9% under

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Why this score? — see what drove the F 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 +11.5/15.0
• Cash flow +5.6/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Set on a scenic . 9-acre lot in a wooded setting that backs to a stream and overlooks preserved farmland across the street, this Warwick Township home offers a peaceful backdrop with everyday convenience just minutes from Rt 222. Originally a one-story home, the property was fully rebuilt in 1985 on the existing foundation, creating a spacious layout that now includes 4 bedrooms and 1.5 baths. Inside, you’ll find a custom-designed kitchen that serves as the heart of the home, flowing easily into the main living areas and out to a large composite deck—perfect for relaxing or entertaining while taking in the natural surroundings. The lower level expands your living space with a co

Key facts

• 0.9 acre lot
• Built 1958
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: On-site septic system; Spring water source
• Home design: Detached property; Estimated year of major remodel 1985; Ownership: Fee simple
• Construction: Frame construction with vinyl siding; Block foundation
• Exterior features: Not in a federal flood zone; Other structures above and below grade

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the lower level
• Bathrooms: One full bathroom; One half bathroom on the lower level
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Walkout, full, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-781 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (45.6% below list).
• Recommended offer: $204k (45.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#653 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Warwick SD (suburban): math 42% / reading 58% proficiency, ranked #158 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: John R Bonfield El Sch (math 35% / reading 55%, grade D-, #809 of 1,518 statewide, top 54%, 476 students, 45% FRL); Warwick Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 578 students, 35% FRL); Warwick Shs (math 86% / reading 50%, grade B, #59 of 437 statewide, top 14%, 1,230 students, 28% FRL) — zoned schools average 36% FRL vs 20% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $203,864 (45.6% 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 1958 — 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: 0.54% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 15.3

CMA / ARV

• ARV (median comp): $411,461
• List price: $375,000
• Delta: -8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Opal Dr	0.12mi	3/2.0	1,127 (+12%)	10mo	$50,000	$44	63

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: -32.2%
• Equity multiple: -0.05×
• Total profit: $-110,600
• Equity at exit: $55,914

10-year hold

• IRR: -37.5%
• Equity multiple: -0.53×
• Total profit: $-160,734
• Equity at exit: $32,423

Cash invested: $105,000 (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 17543

• Active inventory: 218
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-781

Break-even live

Break-even rent $3,027

Max offer price $237,033

Occupancy floor —

Sensitivity live

Price	-10% $-569	-5% $-675	+0% $-781	+5% $-887	+10% $-993
Rent	-10% $-942	-5% $-862	+0% $-781	+5% $-700	+10% $-620
Rate	-1.0pp $-592	-0.5pp $-686	base $-781	+0.5pp $-878	+1.0pp $-977

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 S 9th St Akron, PA	3.0	1.5	1176	$1,495	$1.27	15d	1	1.27mi

Listing history 4 events

1. 2026-05-13
   status Pending 1103-char remark
2. 2026-05-08
   listed $375,000 Active 1103-char remark
3. 2026-05-04
   historical $375,000 1103-char remark
4. 1975-11-26
   soldstatus $21,000

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,350/yr (+$113/mo · 41.9%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$21,006
• − Property taxes: −$3,225
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$10,909
• Taxable loss: −$16,465
• Est. tax savings @ 24.0%: +$3,952
• After-tax cash flow: $-5,420/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: Warwick SD
• NCES district ID: 4224960
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $63,696
• Composite: 44.03/100
• National rank: #2884
• State rank: #158 of 539 in PA

Livability — Brownstown

• Score: 71/100
• State rank: #653
• US rank: #6659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 1,027
• Metro: Lancaster, PA
• Population (ZIP): 45,912
• Household income: $97,435
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1164.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, India, Vietnam
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.22%
• Current HPI: 265.3653
• Rent YoY: —
• Metro: Lancaster, 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

+1757.1% since first listed

5 events — show timeline

• 2026-06-15 Sold (MLS) $390,000 BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-08 Listed $375,000 BRIGHT MLS
• 2026-05-04 Coming Soon $375,000 BRIGHT MLS
• 1975-11-26 Sold (Public Records) $21,000 Public Records

Property tax history

+0.7%/yr

Latest (2026): $3,225 · +2.1% YoY. Source: county tax records.