Kendall Plan · Dover, PA 17315

$281,900

3 bd · 2.5 ba · 1,562 sqft · MultiFamily · 449 Days on market

Good condition $20/mo HOA · 1% 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Offering you the best of both worlds: a well-crafted duplex home you can be proud of that is close to local amenities and gorgeous countryside, and they are absolutely affordable! This fantastically functional KENDALL home has an Open Flex Space to Kitchen with an island plus a 6' slider door and a spacious Living Room. 9' First Floor ceilings are standard! The Kitchen is equipped with Granite Countertops, a Pantry, and 36″ White cabinets with crown molding. Included are an electric flat-top cooking range, built-in microwave, dishwasher, and garbage disposal - All Stainless Steel. The sizeable Owner's Suite has a large walk-in closet next to the attached owner's private bathroom - complete with a 5-foot shower unit with a seat and a double sink vanity. This unit does have a full unfinished basement, with a 3-piece plumbing rough-in, which you can turn into anything you'd like! This is a must-see! Convenient to Shopping, Schools, and close proximity to anything you could need. You will feel like royalty living here!

Key facts

• 5-foot shower unit
• Large walk-in closet
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• LARGE WALK-IN CLOSET
• 5-FOOT SHOWER UNIT
• DOUBLE SINK VANITY
• FULL UNFINISHED BASEMENT
• 3-PIECE PLUMBING ROUGH-IN

🏗️ New construction. The $281,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,886.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $282k).
• Recommended offer: $248k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.1% in Dover — 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 71/100 on livability (#680 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Dover Area SD (suburban): math 39% / reading 54% proficiency, ranked #232 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $248,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (median comp): $253,886
• List price: $281,900
• Delta: 11.03%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $4,240
• Equity at exit: $37,855

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $62,294
• Equity at exit: $21,951

Cash invested: $71,088 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 170
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,147 medium
• Mortgage (P&I): −$1,331
• Tax est. 1.5%: −$317 /mo · $3,808/yr
• Insurance: −$106
• HOA: −$20
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $712

Break-even live

Break-even rent $2,246

Max offer price $253,886

Occupancy floor 72%

Sensitivity live

Price	-10% $887	-5% $799	+0% $712	+5% $624	+10% $536
Rent	-10% $463	-5% $587	+0% $712	+5% $836	+10% $960
Rate	-1.0pp $839	-0.5pp $776	base $712	+0.5pp $646	+1.0pp $579

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,148
Total (2 units)			$3,147

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: $63,471
• Closing costs: $7,617
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Castle Dr Dover, PA	3.0	2.5	1450	$1,895	$1.31	44d	1	0.15mi
3807 Castle Dr Dover, PA	3.0	2.5	1402	$2,150	$1.53	21d	1	0.24mi
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	14d	17	0.33mi
4077 Majestic Ct Dover, PA	3.0	2.5	1598	$1,775	$1.11	21d	1	0.67mi
3127 Galaxy Rd Dover, PA	2.0	1.5	1200	$1,685	$1.40	14d	1	1.15mi
2619 Emig Mill Rd Dover, PA	4.0	2.0	1156	$2,100	$1.82	14d	1	1.23mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: trashelectric

Listing history 16 events

1. 2026-06-18
   days on market $281,900 Active 449 DOM
2. 2026-06-17
   days on market $281,900 Active 448 DOM
3. 2026-06-16
   days on market $281,900 Active 447 DOM
4. 2026-06-15
   days on market $281,900 Active 446 DOM
5. 2026-06-14
   days on market $281,900 Active 444 DOM
6. 2026-06-13
   days on market $281,900 Active 443 DOM
7. 2026-06-10
   days on market $281,900 Active 441 DOM
8. 2026-06-09
   days on market $281,900 Active 440 DOM
9. 2026-06-08
   days on market $281,900 Active 439 DOM
10. 2026-06-07
    days on market $281,900 Active 438 DOM
11. 2026-06-05
    days on market $281,900 Active 435 DOM
12. 2026-06-02
    days on market $281,900 Active 433 DOM
13. 2026-06-01
    days on market $281,900 Active 432 DOM
14. 2026-05-31
    days on market $281,900 Active 431 DOM
15. 2026-05-30
    days on market $281,900 Active 430 DOM
16. 2025-03-26
    listed $281,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Offering you the best of both worlds: a well-crafted duplex home you can be proud of that is close to local amenities and gorgeous countryside, and they are absolutely affordable! This fantastically functional KENDALL home has an Open Flex Space to Kitchen with an island plus a 6' slider door and a spacious Living Room. 9' First Floor ceilings are standard! The Kitchen is equipped with Granite Countertops, a Pantry, and 36″ White cabinets with crown molding. Included are an electric flat-top cooking range, built-in microwave, dishwasher, and garbage disposal - All Stainless Steel. The sizeable Owner's Suite has a large walk-in closet next to the attached owner's private bathroom - complete with a 5-foot shower unit with a seat and a double sink vanity. This unit does have a full unfinished basement, with a 3-piece plumbing rough-in, which you can turn into anything you'd like! This is a must-see! Convenient to Shopping, Schools, and close proximity to anything you could need. You will feel like royalty living here!

ⓘ 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 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 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,764
• − Mortgage interest: −$14,222
• − Property taxes: −$3,808
• − Insurance: −$1,269
• − Repairs & maintenance: −$3,021
• − Management: −$3,021
• − HOA: −$240
• − Depreciation: −$7,386
• Taxable income: $4,797
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $7,388/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 · 12 photos

Good 80/100 Cosmetic rehab

This Kendall Plan home in Weigelstown, PA is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and enhances curb appeal ↑

ⓘ 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: Dover Area SD
• NCES district ID: 4207680
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $56,418
• Composite: 40.44/100
• National rank: #3725
• State rank: #232 of 539 in PA

Livability — Dover

• Score: 71/100
• State rank: #680
• US rank: #6649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weigelstown, PA
• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

1 event — show timeline

• 2025-03-26 Listed $281,900 Zillow