100 Dew Drop Ct #100 · Tyler Run, PA 17403

$162,500

2 bd · 1.5 ba · 1,597 sqft · Condo · 45 Days on market

Built 1974 Good condition $102/sqft · 11% below area Est $182k · 11% under $450/mo HOA · 22% of rent ↓ 10% since listing

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Why this score? — see what drove the C 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 +15.8/30.0
• ARV discount +12.4/15.0
• 1% rule +7.8/10.0
• DSCR +4.9/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

Key facts

• $450 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($241/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#265 in PA, #2,331 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities D, commute F.
• Dallastown Area SD (suburban): math 47% / reading 63% proficiency, ranked #102 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 33% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 45 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.28% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 6.5

CMA / ARV

• ARV (median comp): $182,238
• List price: $162,500
• Delta: -10.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.52×
• Total profit: $-21,666
• Equity at exit: $24,229

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,965
• Equity at exit: $14,050

Cash invested: $45,500 (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 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $20

Break-even live

Break-even rent $2,061

Max offer price $162,500

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $76	+0% $20	+5% $-36	+10% $-92
Rent	-10% $-145	-5% $-62	+0% $20	+5% $102	+10% $185
Rate	-1.0pp $102	-0.5pp $61	base $20	+0.5pp $-22	+1.0pp $-65

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Oak Ridge Dr York, PA	1.0–3.0	1.0–2.0	1221	$2,882	$2.36	14d	1	0.15mi
225 Cherry St York, PA	3.0	1.5	1300	$1,695	$1.30	44d	1	0.92mi
41 Homeland Rd York, PA	3.0	1.5	1392	$2,295	$1.65	21d	1	0.98mi
7202 Wynfield Blvd York, PA	3.0	2.0	1370	$2,099	$1.53	44d	1	1.14mi
4306 Rowen Ct York, PA	1.0	1.0	1150	$1,729	$1.50	44d	1	1.20mi
5301 Wynfield Blvd York, PA	2.0	2.0	1130	$1,899	$1.68	44d	1	1.22mi
6101 Wynfield Blvd York, PA	2.0	2.0	1130	$1,899	$1.68	21d	1	1.22mi
1 Wynfield Blvd York, PA	1.0–2.0	1.0–2.0	1000	$2,007	$2.01	14d	15	1.23mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watersewertrashlandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-09
   price $162,500 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

2. 2026-04-20
   price $168,500 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

3. 2026-04-13
   price $169,000 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

4. 2026-04-10
   price $179,400 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

5. 2026-04-07
   listed $179,900 Active 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

6. 2026-04-04
   historical $179,900 908-char remark

   Show marketing remark (908 chars)

   This charming 2-bedroom, 1.5-bath condo is a fantastic opportunity for an owner willing to put in a little TLC. It offers a cozy space perfect for adding your personal touch. The condo features a back patio, ideal for enjoying the upcoming summer months. Additionally, the basement includes two bonus rooms that can be used as a home office, a hobby room, or additional living space. The condo also comes with access to a refreshing public pool, a community room, and well-maintained common areas for relaxing and socializing. The furnace is brand new, installed on April 23, 2026, providing peace of mind when the temperatures drop. Maintenance of the grounds, roof, siding, water, sewer, trash, and snow removal are all included, making it hassle-free. Don't miss out on this chance to transform this cute condo into your dream home! Schedule your showing today and seize this opportunity to make it yours!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $25,042
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$1,479
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$5,400
• − Depreciation: −$4,727
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $747/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This charming 2-bedroom, 1.5-bath condo is in good condition with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics. It offers a cozy space perfect for adding personal touches and comes with access to community amenities.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior updates (e.g., new flooring, paint, and minor repairs) — These updates can significantly improve the home's condition and attract more buyers/tenants.
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior updates (e.g., new flooring, paint, and minor repairs) — These updates can significantly improve the home's condition and attract more buyers/tenants. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's value and appeal to a broader market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dallastown Area SD
• NCES district ID: 4207230
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $61,805
• Composite: 48.0/100
• National rank: #2199
• State rank: #102 of 539 in PA

Livability — Tyler Run

• Score: 79/100
• State rank: #265
• US rank: #2331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler Run, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 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: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• 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

-9.7% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $162,500 BRIGHT MLS
• 2026-04-20 Price Changed $168,500 BRIGHT MLS
• 2026-04-13 Price Changed $169,000 BRIGHT MLS
• 2026-04-10 Price Changed $179,400 BRIGHT MLS
• 2026-04-07 Listed $179,900 BRIGHT MLS
• 2026-04-04 Coming Soon $179,900 BRIGHT MLS