452 S Main St · Red Lion, PA 17356

$215,000

3 bd · 1.0 ba · 1,408 sqft · Townhouse public records · 3 Days on market

Built 1924 4,800 sqft lot Est $182k · 18% over

---

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).

• Cash flow +8.1/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now is the time to buy! Interest rates remain low and this 3BR brick semi-detached is the perfect home to own! Low Maintenance and Turn-Key Condition! Detached 1-car garage with oversize parking pad; beautiful updated kitchen with ceramic tile backsplash; hardwood floors and natural woodwork. Another great feature, it's located within walking distance of Red Lion HS, parks, recreation, and small-town conveniences.

Key facts

• Garage
• Built 1924
• Listed 3 days

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed with no restrictions; 2+ access exits (accessibility feature)

Exterior

• Parking: Detached rear-entry garage (1 car); Gravel driveway; One total garage/parking space
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Very good to excellent condition; Fee simple ownership
• Construction: Brick and vinyl siding exterior; Concrete perimeter foundation; Basement with poured concrete; Basement present (above-grade and below-grade space)
• Exterior features: Balcony; Brick patio; Patio(s); Porch(es); Awnings; Play area; Sidewalks; Privacy fencing

Interior

• Kitchen: Kitchen island; Electric range/oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Luxury vinyl plank; Tile or brick
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Central heating; Window air conditioning units; Electric cooling fuel; Natural gas heating and hot water
• Interior features: Attic; Tub with shower; Breakfast area; Built-in shelving; Ceiling fans; Open combination dining and living area; Crown molding; Kitchen island; Wood floors
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (27.1% below list).
• Recommended offer: $157k (27.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Pleasant View El Sch (math 33% / reading 53%, grade F, #873 of 1,518 statewide, top 58%, 453 students, 49% FRL); Red Lion Area Jhs (math 23% / reading 49%, grade F, #313 of 512 statewide, top 62%, 813 students, 50% FRL); Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 47% FRL vs 28% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; list at $215k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $156,718 (27.1% 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 1924 — 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: 0.73% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $181,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Pleasant Ave	0.53mi	3/1.0	1,386 (-2%)	5mo	$160,000	$115	68
316 W Broadway	0.51mi	3/1.0	1,478 (+5%)	3mo	$202,500	$137	66
11 E Lancaster St	0.27mi	4/1.5 (+1)	1,523 (+8%)	4mo	$192,500	$126	64
171 Linden Ave	0.64mi	3/1.0	1,344 (-4%)	2mo	$174,000	$129	61
317 S Main St	0.12mi	4/1.5 (+1)	1,612 (+14%)	10mo	$215,000	$133	55
118 Keener Ave	0.66mi	3/—	1,286 (-9%)	1mo	$176,750	$137	54
327 1st Ave	0.62mi	4/2.0 (+1)	1,471 (+4%)	1mo	$205,000	$139	54
79 E 1st Ave	0.55mi	4/1.5 (+1)	1,484 (+5%)	6mo	$168,500	$114	53
130 Linden Ave	0.65mi	3/1.0	1,496 (+6%)	9mo	$16,756	$11	52
81 W 1st Ave Unit E	0.55mi	4/2.0 (+1)	1,484 (+5%)	6mo	$168,500	$114	51
124 Linden Ave	0.64mi	3/1.0	1,496 (+6%)	11mo	$156,000	$104	51
217 N Charles St	0.70mi	3/2.0	1,500 (+6%)	5mo	$222,500	$148	48

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-48,009
• Equity at exit: $32,057

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-58,768
• Equity at exit: $18,589

Cash invested: $60,200 (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 17356

• Home prices YoY: -21.0%
• Active inventory: 147
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-207

Break-even live

Break-even rent $1,829

Max offer price $178,476

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-146	+0% $-207	+5% $-268	+10% $-328
Rent	-10% $-331	-5% $-269	+0% $-207	+5% $-145	+10% $-83
Rate	-1.0pp $-98	-0.5pp $-152	base $-207	+0.5pp $-262	+1.0pp $-319

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 E Lancaster St Red Lion, PA	2.0	1.0	900	$1,295	$1.44	46d	1	0.29mi
305 W Broadway Red Lion, PA	2.0	1.0	968	$1,395	$1.44	46d	1	0.50mi
16 W High St Red Lion, PA	3.0	1.0	1075	$1,075	$1.00	23d	1	0.61mi
705 Country Club Rd Red Lion, PA	3.0	2.5	1660	$1,695	$1.02	46d	1	0.84mi
703 Country Club Rd Red Lion, PA	3.0	2.5	1540	$1,795	$1.17	46d	1	0.85mi
201 Burrows Rd Red Lion, PA	3.0	2.5	1485	$1,924	$1.30	15d	1	1.24mi
118 W Main St Windsor, PA	2.0	1.0	1402	$1,150	$0.82	23d	1	1.47mi

Listing history 8 events

1. 2026-05-23
   listed $215,000 Active
2. 2026-05-16
   historical $215,000
3. 2021-02-22
   soldstatus $138,500
4. 2016-05-02
   soldstatus $119,000
5. 2016-04-29
   soldstatus $119,000 417-char remark

   Show marketing remark (417 chars)

   Now is the time to buy! Interest rates remain low and this 3BR brick semi-detached is the perfect home to own! Low Maintenance and Turn-Key Condition! Detached 1-car garage with oversize parking pad; beautiful updated kitchen with ceramic tile backsplash; hardwood floors and natural woodwork. Another great feature, it's located within walking distance of Red Lion HS, parks, recreation, and small-town conveniences.

6. 2016-03-19
   historical 417-char remark

   Show marketing remark (417 chars)

   Now is the time to buy! Interest rates remain low and this 3BR brick semi-detached is the perfect home to own! Low Maintenance and Turn-Key Condition! Detached 1-car garage with oversize parking pad; beautiful updated kitchen with ceramic tile backsplash; hardwood floors and natural woodwork. Another great feature, it's located within walking distance of Red Lion HS, parks, recreation, and small-town conveniences.

7. 2016-03-09
   listed $119,000 417-char remark

   Show marketing remark (417 chars)

   Now is the time to buy! Interest rates remain low and this 3BR brick semi-detached is the perfect home to own! Low Maintenance and Turn-Key Condition! Detached 1-car garage with oversize parking pad; beautiful updated kitchen with ceramic tile backsplash; hardwood floors and natural woodwork. Another great feature, it's located within walking distance of Red Lion HS, parks, recreation, and small-town conveniences.

8. 1987-08-21
   soldstatus $42,500

ⓘ 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: $2,733 · $228/mo
• Projected year-2 tax: $3,065 · $255/mo
• Expected delta: +$332/yr (+$28/mo · 12.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $18,806
• − Mortgage interest: −$12,043
• − Property taxes: −$2,733
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,255
• Taxable loss: −$6,309
• Est. tax savings @ 24.0%: +$1,514
• After-tax cash flow: $-967/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

+405.9% since first listed

8 events — show timeline

• 2026-05-23 Listed $215,000 BRIGHT MLS
• 2026-05-16 Coming Soon $215,000 BRIGHT MLS
• 2021-02-22 Sold (Public Records) $138,500 Public Records
• 2016-05-02 Sold (Public Records) $119,000 Public Records
• 2016-04-29 Sold (MLS) $119,000 BRIGHT MLS
• 2016-03-19 Listing Removed — BRIGHT MLS
• 2016-03-09 Listed $119,000 BRIGHT MLS
• 1987-08-21 Sold (Public Records) $42,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,733 · +3.0% YoY. Source: county tax records.