337 W Maple St · Red Lion, PA 17356

$110,000

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records

Built 1912 4,060 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Semi-detached home in Red Lion Borough. Needs upgrades, updates and delayed maintenance. Sold in as-is condition.

Key facts

• Garage
• Built 1912

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 10.9% vs local median 4.5% in Red Lion — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $110k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $110,000

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Linden Ave	0.30mi	3/1.0	1,344 (0%)	2mo	$174,000	$129	85
118 Keener Ave	0.19mi	3/—	1,286 (-4%)	1mo	$176,750	$137	83
400 Carriage Ln #400	0.36mi	3/1.5	1,380 (+3%)	2mo	$239,000	$173	75
316 W Broadway	0.21mi	3/1.0	1,478 (+10%)	3mo	$202,500	$137	72
327 1st Ave	0.11mi	4/2.0 (+1)	1,471 (+9%)	1mo	$205,000	$139	69
122 N Main St	0.37mi	3/1.0	1,176 (-12%)	1mo	$150,000	$128	62
11 E Lancaster St	0.58mi	4/1.5 (+1)	1,523 (+13%)	4mo	$192,500	$126	41
337 Winners Cir	0.63mi	2/2.0 (-1)	1,504 (+12%)	3mo	$290,000	$193	39
214 Equine Cv #214	0.71mi	2/2.0 (-1)	1,472 (+10%)	4mo	$255,000	$173	39
218 Equine Cv	0.73mi	2/2.0 (-1)	1,472 (+10%)	4mo	$265,000	$180	38
116 Furlong Way	0.63mi	2/2.0 (-1)	1,175 (-13%)	4mo	$230,000	$196	38
240 Palomino Way	0.69mi	2/2.0 (-1)	1,520 (+13%)	3mo	$259,000	$170	35

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $9,340
• Equity at exit: $16,401

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $43,309
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$577
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $425

Break-even live

Break-even rent $1,059

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $488	-5% $457	+0% $425	+5% $394	+10% $363
Rent	-10% $299	-5% $362	+0% $425	+5% $488	+10% $552
Rate	-1.0pp $481	-0.5pp $453	base $425	+0.5pp $397	+1.0pp $368

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 W Broadway Red Lion, PA	2.0	1.0	968	$1,395	$1.44	44d	1	0.17mi
16 W High St Red Lion, PA	3.0	1.0	1075	$1,075	$1.00	21d	1	0.30mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	44d	1	0.31mi
703 Country Club Rd Red Lion, PA	3.0	2.5	1540	$1,795	$1.17	44d	1	0.32mi
21 E Lancaster St Red Lion, PA	2.0	1.0	900	$1,295	$1.44	44d	1	0.56mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	14d	1	0.76mi
100 E Broad St Dallastown, PA	2.0	1.0	920	$950	$1.03	14d	1	1.32mi
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	21d	1	1.45mi

Listing history 2 events

1. 2026-06-07
   remarks 113-char remark
2. 2026-06-07
   listed $110,000 Pending

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $2,566 · $214/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 12% 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: $19,168
• − Mortgage interest: −$6,162
• − Property taxes: −$2,566
• − Insurance: −$550
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,200
• Taxable income: $3,624
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,235/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: 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

• Census place: Red Lion, PA
• 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

+323.1% since first listed

4 events — show timeline

• 2026-06-07 Listing Removed — BRIGHT MLS
• 2026-06-07 Listed $110,000 BRIGHT MLS
• 1989-07-17 Sold (Public Records) $61,000 Public Records
• 1988-06-17 Sold (Public Records) $26,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,566 · +3.0% YoY. Source: county tax records.