2350 Woodmont Dr · York, PA 17404

$215,000

3 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 5 Days on market

Built 1992 Est $215k · at est. $45/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

Key facts

• $45 HOA
• 2 parking spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-46 ($-557/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (14.3% below list).
• Recommended offer: $184k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment F.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $142k; list at $215k implies a 51% gain — meaningful room to come down on a strong offer.

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 $184,155 (14.3% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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 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: 0.86% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $215,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2350 Woodmont Dr	0.00mi	3/1.5	1,120 (0%)	0mo	$215,000	$192	100
1014 Village Way	0.06mi	2/1.0 (-1)	1,080 (-4%)	1mo	$190,000	$176	84
1012 Village Way #1012	0.06mi	2/1.0 (-1)	1,080 (-4%)	5mo	$195,000	$181	80
245 Robin Hill Cir	0.13mi	3/1.5	1,200 (+7%)	3mo	$241,000	$201	80
240 Robin Hill Cir	0.11mi	3/1.5	1,200 (+7%)	4mo	$226,000	$188	79
102 Lexton Dr #102	0.19mi	2/1.5 (-1)	1,092 (-2%)	4mo	$172,000	$158	79
780 Robin Hill Cir	0.18mi	3/1.5	1,200 (+7%)	1mo	$247,000	$206	78
755 Robin Hill Cir	0.16mi	2/1.5 (-1)	1,050 (-6%)	4mo	$209,000	$199	74
98 Lexton Dr	0.21mi	2/1.5 (-1)	1,050 (-6%)	4mo	$170,000	$162	72
3016 Village Cir W	0.22mi	2/1.0 (-1)	1,080 (-4%)	7mo	$171,500	$159	71
591 Hayley Rd	0.47mi	2/2.0 (-1)	1,064 (-5%)	3mo	$226,577	$213	60
699 Hayley Rd	0.49mi	2/2.0 (-1)	1,064 (-5%)	4mo	$250,000	$235	59

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-31,286
• Equity at exit: $32,057

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,417
• 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 17404

• Rents YoY: 6.4%
• Active inventory: 249
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$90
• HOA: −$45
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-46

Break-even live

Break-even rent $1,900

Max offer price $206,794

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $14	+0% $-46	+5% $-107	+10% $-168
Rent	-10% $-192	-5% $-119	+0% $-46	+5% $26	+10% $99
Rate	-1.0pp $62	-0.5pp $8	base $-46	+0.5pp $-102	+1.0pp $-159

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 N Susquehanna Trl York, PA	1.0–3.0	1.0–2.0	1073	$2,325	$2.17	14d	14	0.34mi
433 Piedmont Cir York, PA	3.0	1.5	1000	$1,656	$1.66	44d	1	0.74mi
433 Piedmont Cir York, PA	1.0–3.0	1.0–1.5	850	$1,655	$1.95	14d	2	0.74mi
2256 N Point Dr York, PA	2.0	1.5	1200	$1,650	$1.38	44d	1	0.93mi
217 Cedar Village Dr York, PA	1.0–3.0	1.5	1025	$1,710	$1.67	14d	1	1.17mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 15 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $215,000 Active
3. 2026-04-14
   historical $215,000
4. 2019-12-23
   soldstatus $142,000
5. 2019-12-20
   soldstatus $142,000 Closed 463-char remark

   Show marketing remark (463 chars)

   GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

6. 2019-12-16
   status Pending 463-char remark

   Show marketing remark (463 chars)

   GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

7. 2019-11-16
   price $142,000 463-char remark

   Show marketing remark (463 chars)

   GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

8. 2019-11-15
   historical Active Under Contract 463-char remark

   Show marketing remark (463 chars)

   GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

9. 2019-11-12
   status Active 463-char remark

   Show marketing remark (463 chars)

   GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

10. 2019-10-28
    historical Active Under Contract 463-char remark

    Show marketing remark (463 chars)

    GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

11. 2019-08-27
    listed $140,000 Active 463-char remark

    Show marketing remark (463 chars)

    GREAT TOWNHOUSE IN WOODMONT! Carefree maintenance free living at a great location. Conveniently located with easy access to north/south and east/west major interstate highways. This home has been renovated with new floors, fresh paint, new composite deck, oak country kitchen with new kitchen countertops and all new stainless steel appliances. Also, has newer HVAC system. New replacement energy efficient Pella windows through out. New roof installed this year.

12. 2008-02-01
    soldstatus $127,900
13. 2008-01-31
    soldstatus $127,900 341-char remark

    Show marketing remark (341 chars)

    Carefree Living! All new carpet & pad in LR, BR'S, FR & stairway Fresh Paint thruout Oak Country Kit New Patio Door New Stain on Deck New Vinyl Fl in BA Ceramic Tile FL in Kit & 1/2 BA 4 Bus Stops within view HOA only $30/mo, Initiation fee $260 Sale INCLDS: Washer, Dryer, Metal Shelves, Range, DW, Refrigerator, Shutters.

14. 2007-10-10
    listed $127,900 341-char remark

    Show marketing remark (341 chars)

    Carefree Living! All new carpet & pad in LR, BR'S, FR & stairway Fresh Paint thruout Oak Country Kit New Patio Door New Stain on Deck New Vinyl Fl in BA Ceramic Tile FL in Kit & 1/2 BA 4 Bus Stops within view HOA only $30/mo, Initiation fee $260 Sale INCLDS: Washer, Dryer, Metal Shelves, Range, DW, Refrigerator, Shutters.

15. 1992-08-04
    soldstatus $59,900

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $3,134 · $261/mo
• Expected delta: +$263/yr (+$22/mo · 9.2%)

ⓘ 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 6/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,099
• − Mortgage interest: −$12,043
• − Property taxes: −$2,870
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$540
• − Depreciation: −$6,255
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $456/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: Central York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• City population: 184,764
• Metro: York-Hanover, PA
• Population (ZIP): 39,374
• Household income: $78,506
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 722.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Black 12% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 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: ▼ -135.44%
• Current HPI: 237.5683
• Rent YoY: ▲ 6.38%
• 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

+258.9% since first listed

15 events — show timeline

• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-16 Listed $215,000 BRIGHT MLS
• 2026-04-14 Coming Soon $215,000 BRIGHT MLS
• 2019-12-23 Sold (Public Records) $142,000 Public Records
• 2019-12-20 Sold (MLS) $142,000 BRIGHT MLS
• 2019-12-16 Pending — BRIGHT MLS
• 2019-11-16 Price Changed $142,000 BRIGHT MLS
• 2019-11-15 Contingent — BRIGHT MLS
• 2019-11-12 Relisted — BRIGHT MLS
• 2019-10-28 Contingent — BRIGHT MLS
• 2019-08-27 Listed $140,000 BRIGHT MLS
• 2008-02-01 Sold (Public Records) $127,900 Public Records
• 2008-01-31 Sold (MLS) $127,900 BRIGHT MLS
• 2007-10-10 Listed $127,900 BRIGHT MLS
• 1992-08-04 Sold (Public Records) $59,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,870 · +2.9% YoY. Source: county tax records.