7950 Glenville Rd · Codorus, PA 17329

$195,000

4 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 68 Days on market

Built 1892 0.38 ac lot $147/sqft · 30% below area Est $277k · 30% under

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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 +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the charm of this home built in 1892! The home has 3 bedrooms and 1 full bathroom which was recently remodeled. Other updates include a new roof. While this home is situated near the PA line and adjacent to the Glenville Grill & Pub you also can enjoy being in the country and close to Lake Marburg. The first floor consists of the living room, dining room, kitchen with stainless steel appliances and full bathroom while upstairs you will find 3 bedrooms. This home has energy efficient split heating and cooling systems.  Schedule your showing today!

Key facts

• Remodeled bathroom
• New roof
• 0.38 acre lot

Tags

• NEW ROOF
• REMODELED BATHROOM
• STAINLESS STEEL APPLIANCES
• CLOSE TO LAKE MARBURG

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $8 ($93/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (15.4% below list).
• Recommended offer: $165k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Southern York County SD (rural): math 39% / reading 58% proficiency, ranked #168 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1892 — 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 $165,000 (15.4% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.85% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $276,707
• List price: $195,000
• Delta: -29.53%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3710 Jefferson Rd	0.73mi	3/1.0 (-1)	1,260 (-5%)	22mo	$268,000	$213	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $106,686
• Equity at exit: $175,671

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $313,773
• Equity at exit: $378,842

Cash invested: $54,600 (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 17329

• Home prices YoY: 7.8%
• Active inventory: 13
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $8

Break-even live

Break-even rent $1,640

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $63	+0% $8	+5% $-47	+10% $-103
Rent	-10% $-123	-5% $-57	+0% $8	+5% $73	+10% $138
Rate	-1.0pp $106	-0.5pp $57	base $8	+0.5pp $-43	+1.0pp $-94

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4672 Myers Rd Glen Rock, PA	3.0	1.0	1388	$1,650	$1.19	14d	1	0.90mi

Listing history 28 events

1. 2026-06-18
   days on market $195,000 Active 68 DOM
2. 2026-06-17
   days on market $195,000 Active 67 DOM
3. 2026-06-16
   days on market $195,000 Active 66 DOM
4. 2026-06-15
   days on market $195,000 Active 65 DOM
5. 2026-06-14
   days on market $195,000 Active 63 DOM
6. 2026-06-13
   days on market $195,000 Active 62 DOM
7. 2026-06-10
   days on market $195,000 Active 60 DOM
8. 2026-06-09
   days on market $195,000 Active 59 DOM
9. 2026-06-08
   days on market $195,000 Active 58 DOM
10. 2026-06-07
    days on market $195,000 Active 57 DOM
11. 2026-06-03
    days on market $195,000 Active 53 DOM
12. 2026-06-02
    days on market $195,000 Active 52 DOM
13. 2026-06-01
    days on market $195,000 Active 51 DOM
14. 2026-05-31
    days on market $195,000 Active 50 DOM
15. 2026-05-30
    days on market $195,000 Active 49 DOM
16. 2026-04-14
    status Active 574-char remark

    Show marketing remark (574 chars)

    Enjoy the charm of this home built in 1892! The home has 3 bedrooms and 1 full bathroom which was recently remodeled. Other updates include a new roof. While this home is situated near the PA line and adjacent to the Glenville Grill & Pub you also can enjoy being in the country and close to Lake Marburg. The first floor consists of the living room, dining room, kitchen with stainless steel appliances and full bathroom while upstairs you will find 3 bedrooms. This home has energy efficient split heating and cooling systems.  Schedule your showing today!

17. 2026-04-04
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Enjoy the charm of this home built in 1892! The home has 3 bedrooms and 1 full bathroom which was recently remodeled. Other updates include a new roof. While this home is situated near the PA line and adjacent to the Glenville Grill & Pub you also can enjoy being in the country and close to Lake Marburg. The first floor consists of the living room, dining room, kitchen with stainless steel appliances and full bathroom while upstairs you will find 3 bedrooms. This home has energy efficient split heating and cooling systems.  Schedule your showing today!

18. 2026-04-01
    listed $195,000 Active 574-char remark

    Show marketing remark (574 chars)

    Enjoy the charm of this home built in 1892! The home has 3 bedrooms and 1 full bathroom which was recently remodeled. Other updates include a new roof. While this home is situated near the PA line and adjacent to the Glenville Grill & Pub you also can enjoy being in the country and close to Lake Marburg. The first floor consists of the living room, dining room, kitchen with stainless steel appliances and full bathroom while upstairs you will find 3 bedrooms. This home has energy efficient split heating and cooling systems.  Schedule your showing today!

19. 2023-02-16
    soldstatus $164,900
20. 2023-02-15
    soldstatus $164,900 Closed 702-char remark

    Show marketing remark (702 chars)

    Move in ready! Close to PA/MD line. Perfect countryside location. Close to Lake Marburg with 26 miles of shoreline and 19 miles of hiking trails. Newer mechanicals to include hot water heater, water softener, and split heating/cooling units. Upgraded kitchen to include stainless steel appliances. Modern flooring throughout the kitchen, dining and living room. A full bath and laundry room is conveniently located on the main level. The upper level features three spacious bedrooms. Walk directly across to the Glenville Station Grill & Pub for local drinks & eats. Easy commute to I-83 - ideal for the commuter. This charming home is just awaiting its new owner to make this house a home!

21. 2022-12-28
    status Pending 702-char remark

    Show marketing remark (702 chars)

    Move in ready! Close to PA/MD line. Perfect countryside location. Close to Lake Marburg with 26 miles of shoreline and 19 miles of hiking trails. Newer mechanicals to include hot water heater, water softener, and split heating/cooling units. Upgraded kitchen to include stainless steel appliances. Modern flooring throughout the kitchen, dining and living room. A full bath and laundry room is conveniently located on the main level. The upper level features three spacious bedrooms. Walk directly across to the Glenville Station Grill & Pub for local drinks & eats. Easy commute to I-83 - ideal for the commuter. This charming home is just awaiting its new owner to make this house a home!

22. 2022-12-20
    listed $164,900 Active 702-char remark

    Show marketing remark (702 chars)

    Move in ready! Close to PA/MD line. Perfect countryside location. Close to Lake Marburg with 26 miles of shoreline and 19 miles of hiking trails. Newer mechanicals to include hot water heater, water softener, and split heating/cooling units. Upgraded kitchen to include stainless steel appliances. Modern flooring throughout the kitchen, dining and living room. A full bath and laundry room is conveniently located on the main level. The upper level features three spacious bedrooms. Walk directly across to the Glenville Station Grill & Pub for local drinks & eats. Easy commute to I-83 - ideal for the commuter. This charming home is just awaiting its new owner to make this house a home!

23. 2004-03-31
    soldstatus $87,000
24. 2004-03-30
    historical
25. 2004-03-26
    soldstatus $87,000
26. 2003-12-29
    listed $87,000
27. 2003-07-29
    listed $87,000
28. 1989-08-30
    soldstatus $51,500

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,692 · $224/mo
• Expected delta: +$389/yr (+$32/mo · 16.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$10,923
• − Property taxes: −$2,303
• − Insurance: −$975
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,673
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $871/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: Southern York County SD
• NCES district ID: 4222380
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $70,881
• Composite: 43.46/100
• National rank: #3005
• State rank: #168 of 539 in PA

Livability — Codorus

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,229

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 0%

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: ▲ 20.72%
• Current HPI: 286.965
• 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

+278.6% since first listed

13 events — show timeline

• 2026-04-14 Relisted — BRIGHT MLS
• 2026-04-04 Pending — BRIGHT MLS
• 2026-04-01 Listed $195,000 BRIGHT MLS
• 2023-02-16 Sold (Public Records) $164,900 Public Records
• 2023-02-15 Sold (MLS) $164,900 BRIGHT MLS
• 2022-12-28 Pending — BRIGHT MLS
• 2022-12-20 Listed $164,900 BRIGHT MLS
• 2004-03-31 Sold (Public Records) $87,000 Public Records
• 2004-03-30 Listing Removed — BRIGHT MLS
• 2004-03-26 Sold (MLS) $87,000 BRIGHT MLS
• 2003-12-29 Listed $87,000 BRIGHT MLS
• 2003-07-29 Listed $87,000 BRIGHT MLS
• 1989-08-30 Sold (Public Records) $51,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,303 · +0.0% YoY. Source: county tax records.