222 Wheatfield Way Unit 70D · Tyler Run, PA 17403

$219,900

2 bd · 1.5 ba · 1,932 sqft · Townhouse · 4 Days on market

Built 1999 Good condition $114/sqft · 15% below area Est $258k · 15% under $195/mo HOA · 9% of rent

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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).

• ARV discount +14.1/15.0
• Cash flow +12.7/30.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Tyler’s Harvest in the sought-after Dallastown School District—where style, comfort, and convenience come together in this beautifully maintained two-story condo. This upscale home has been lovingly cared for and thoughtfully updated, offering a move-in ready experience with quality upgrades throughout. Step inside to a bright and spacious layout featuring a seamless flow perfect for everyday living and entertaining. The foyer welcomes you with a convenient half bath, while the kitchen is equipped with stainless steel appliances—all of which convey. The living room and dining area brings a spacious open layout. Upstairs, you’ll find two generously sized b

Key facts

• New hot water heater
• Finished basement
• New hvac system

Tags

• DALLASTOWN SCHOOL DISTRICT
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT
• LANDSCAPED PATIO AREA
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Approximately 600 sq ft finished below grade (per assessor); Approximately 1,332 sq ft finished above grade (per assessor)
• HOA & community: Monthly condo fee of $195; Association covers exterior building maintenance, insurance, lawn maintenance, snow removal and other items

Exterior

• Parking: Assigned parking in a parking lot; Two assigned/total parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Excellent condition
• Construction: Vinyl siding; Block foundation; Asphalt roof; Above-grade and below-grade structures
• Exterior features: Condominium ownership; Not in a federal flood zone; Property manager present; Pets allowed (cats and dogs); Common grounds maintained by association

Interior

• Kitchen: Built-in microwave; Oven (single); Refrigerator; Dishwasher
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: One full bathroom on the first upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Tub/shower; Ceiling fan(s); Traditional floor plan; Walk-in closet(s); Carpet
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-304/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.8% below list).
• Recommended offer: $214k (2.8% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Dallastown Area Ms (math 30% / reading 55%, grade D-, #216 of 512 statewide, top 43%, 1,027 students, 34% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Dallastown Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $213,842 (2.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (median comp): $257,575
• List price: $219,900
• Delta: -14.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Clarks Way #318	0.14mi	3/2.5 (+1)	1,891 (-2%)	0mo	$353,000	$187	81
2168 Knobhill Rd #2168	0.20mi	2/2.5	1,891 (-2%)	12mo	$320,000	$169	74
211 September Way	0.04mi	3/3.0 (+1)	2,089 (+8%)	1mo	$238,900	$114	73
322 Clarks Way	0.14mi	2/2.5	2,114 (+9%)	2mo	$351,000	$166	72
208 September Way Unit 43G	0.08mi	3/2.5 (+1)	2,140 (+11%)	4mo	$238,200	$111	66
345 Harvest Field Ln Unit 6N	0.08mi	3/3.0 (+1)	2,048 (+6%)	12mo	$272,000	$133	66
2025 Queen St S #231	0.69mi	2/2.5	1,968 (+2%)	8mo	$270,000	$137	54
151 Fox Run Dr	0.52mi	3/1.5 (+1)	1,750 (-9%)	2mo	$182,000	$104	54
120 Dew Drop Ct #120	0.52mi	3/2.5 (+1)	1,900 (-2%)	13mo	$170,000	$89	53
2025 S Queen St #233	0.69mi	2/2.0	1,968 (+2%)	12mo	$225,000	$114	52
2025 S Queen St #321	0.69mi	2/2.5	1,968 (+2%)	12mo	$250,000	$127	50
62 Fox Run Dr	0.60mi	3/2.5 (+1)	1,813 (-6%)	16mo	$185,000	$102	39

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 · 4.43% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-33,974
• Equity at exit: $32,788

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-17,859
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$195
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-25

Break-even live

Break-even rent $2,170

Max offer price $216,235

Occupancy floor 96%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	13d	1	0.43mi
225 Cherry St York, PA	3.0	1.5	1300	$1,695	$1.30	43d	1	1.24mi
41 Homeland Rd York, PA	3.0	1.5	1392	$2,295	$1.65	21d	1	1.31mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 2 events

1. 2026-05-04
   status Pending 1734-char remark
2. 2026-04-30
   listed $219,900 Active 1734-char remark

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $25,661
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$2,340
• − Depreciation: −$6,397
• Taxable loss: −$3,898
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $631/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 move-in ready townhouse in Tyler’s Harvest offers a good condition with quality updates and a well-maintained exterior. Simple exterior painting and gutter cleaning would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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

2 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-30 Listed $219,900 BRIGHT MLS