44 Rose Of Sharon Dr · Newberry, PA 17319

$190,000

2 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 1 Days on market

Built 1985 1,838 sqft lot Est $202k · 6% under $46/mo HOA · 2% of rent

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Why this score? — see what drove the B- 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 +27.6/30.0
• ARV discount +10.1/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why RENT when you can OWN? 2 BR 1.5 BA Brick Townhome ready for you with NEW flooring in main rooms. Enjoy the seasons on your Updated Deck! Central Air Conditioning! Laundry in Basement. Walk-out Lower Level ready for you to finish. Easy Access to both York and Harrisburg. Community amenities include a pool (for a small fee), walking trails, tennis courts, clubhouse, basketball, & a playground for the kids.

Key facts

• Walkout basement
• Hoa includes pool
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• WALKOUT BASEMENT
• HOA INCLUDES POOL
• HOA INCLUDES TENNIS COURTS
• HOA INCLUDES BASKETBALL COURTS
• HOA INCLUDES DOG PARK

Property features AI

Finance

• Other: Above-grade finished area about 1,200 (assessor); Finished below-grade area about 600 (assessor); Total below-grade area reported as 600; Living area source: Assessor; Year built source: Assessor
• HOA & community: Monthly HOA fee (approximately $46.35) that includes pool access; Community amenities: outdoor pool, clubhouse, basketball courts, dog park

Exterior

• Parking: Parking lot with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl siding; Block foundation
• Exterior features: Not in a federal flood zone

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling systems; Electric hot water
• Interior features: Living room; Dining room; Walkout basement
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $190,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.26% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 N Conley Ln	0.16mi	2/1.5	1,800 (0%)	12mo	$210,000	$117	82
12 Bill Dugan Dr	0.17mi	3/1.5 (+1)	1,770 (-2%)	4mo	$191,500	$108	81
73 Rose Of Sharon Dr	0.05mi	3/1.5 (+1)	1,700 (-6%)	7mo	$175,000	$103	78
10 Rose Of Sharon Dr	0.05mi	3/1.5 (+1)	1,800 (0%)	18mo	$195,000	$108	77
184 White Dogwood Dr	0.09mi	2/1.5	1,716 (-5%)	15mo	$201,000	$117	75
214 White Dogwood Dr	0.13mi	2/2.5	1,800 (0%)	19mo	$195,799	$109	74
21 N Conley Ln	0.16mi	2/1.5	1,650 (-8%)	9mo	$212,000	$128	71
87 Persian Lilac Dr	0.09mi	2/1.5	1,700 (-6%)	21mo	$174,900	$103	69
17 Mall Rd	0.22mi	2/1.5	1,600 (-11%)	6mo	$203,000	$127	66
39 Mall Rd	0.25mi	3/1.5 (+1)	1,700 (-6%)	18mo	$190,000	$112	58

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,320
• Equity at exit: $28,330

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $51,256
• Equity at exit: $16,428

Cash invested: $53,200 (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 17319

• Home prices YoY: -20.2%
• Active inventory: 45
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$79
• HOA: −$46
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $566

Break-even live

Break-even rent $1,683

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Scully Pl Lewisberry, PA	3.0	2.5	2324	$2,400	$1.03	43d	1	1.43mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-19
   statusdays on market $190,000 Active 1 DOM
2. 2026-06-18
   days on market $190,000 Coming Soon 2 DOM
3. 2026-06-16
   remarks 450-char remark
4. 2026-06-16
   listed $190,000 Coming Soon 1 DOM

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$251/yr (+$21/mo · 10.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$10,643
• − Property taxes: −$2,499
• − Insurance: −$950
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$552
• − Depreciation: −$5,527
• Taxable income: $4,021
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $5,829/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Newberry

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

Census & demographics

• Census place: Valley Green, PA
• Population (ZIP): 10,990

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Polish 5% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -68.02%
• Current HPI: 268.9557
• Rent YoY: —
• Metro: —
• 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

+271.5% since first listed

13 events — show timeline

• 2026-06-16 Coming Soon $190,000 BRIGHT MLS
• 2022-07-28 Sold (Public Records) $160,000 Public Records
• 2022-07-22 Sold (MLS) $160,000 BRIGHT MLS
• 2022-06-17 Pending — BRIGHT MLS
• 2022-06-14 Listed $149,900 BRIGHT MLS
• 2015-09-18 Sold (Public Records) $93,000 Public Records
• 2015-09-11 Sold (MLS) $93,000 BRIGHT MLS
• 2015-07-02 Listing Removed — BRIGHT MLS
• 2015-05-01 Listed $92,500 BRIGHT MLS
• 2006-09-25 Sold (Public Records) $109,000 Public Records
• 2006-09-15 Sold (MLS) $109,000 BRIGHT MLS
• 2006-06-07 Listed $104,000 BRIGHT MLS
• 1986-02-12 Sold (Public Records) $51,150 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,499 · +5.7% YoY. Source: county tax records.