465 Mt Airy Rd · Mount Royal, PA 17339

$344,900

3 bd · 1.0 ba · 2,168 sqft · SingleFamily public records · 7 Days on market

Built 1900 2.76 ac lot $159/sqft · 35% below area Est $488k · 29% under

---

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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

Key facts

• 2.76 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached oversized garage with 2 spaces; Driveway parking
• Utilities: Well water; On-site septic; Electric hot water; Electric cooling
• Home design: Detached structure; Estimated year built
• Construction: Vinyl siding; Stone and block foundation; Architectural shingle roof; Garage(s) and other above-grade structures
• Exterior features: Partly wooded, rural setting; Outbuilding(s); Deck(s); Above-ground personal pool

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate plank; Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Wood-burning stove; Propane (leased) fuel; Central air conditioning (electric)
• Interior features: Eat-in kitchen; Wood stove; Exposed beams; Drywall and log walls
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northern York County SD (rural): math 35% / reading 57% proficiency, ranked #223 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 48 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $205k; list at $345k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $344,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $487,970
• List price: $344,900
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Stone Jug Rd	0.44mi	3/2.0	1,924 (-11%)	8mo	$513,005	$267	50

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-8,279
• Equity at exit: $51,426

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $54,175
• Equity at exit: $29,821

Cash invested: $96,572 (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 17339

• Home prices YoY: -23.2%
• Active inventory: 48
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$382 /mo · $4,578/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $747

Break-even live

Break-even rent $2,954

Max offer price $344,900

Occupancy floor 76%

Sensitivity live

Price	-10% $942	-5% $845	+0% $747	+5% $649	+10% $552
Rent	-10% $439	-5% $593	+0% $747	+5% $901	+10% $1,055
Rate	-1.0pp $921	-0.5pp $835	base $747	+0.5pp $658	+1.0pp $567

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 Roundtop Rd Lewisberry, PA	4.0	2.0	1998	$3,900	$1.95	22d	1	1.17mi

Listing history 10 events

1. 2026-05-08
   status Pending 1296-char remark
2. 2026-05-02
   listed $344,900 Active 1296-char remark
3. 2026-04-28
   historical $344,900 1296-char remark
4. 2016-08-02
   soldstatus $205,000
5. 2016-07-29
   historical

   Show marketing remark (464 chars)

   Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

6. 2016-07-29
   soldstatus $205,000

   Show marketing remark (464 chars)

   Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

7. 2016-06-04
   historical

   Show marketing remark (464 chars)

   Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

8. 2015-11-11
   listed $205,000

   Show marketing remark (464 chars)

   Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

9. 2015-11-11
   listed $205,000

   Show marketing remark (464 chars)

   Beautiful location for this early 1800's Schoolhouse w/ modern 1965 addition. Exposed beams, open 20x13 loft & cathedral ceilings in the 20x20 kit (formerly the school). Heated floors in FR, DR & bath. FR w/ exposed beams/stone FP. Large wrap around porch, deck and above ground pool. Detached, oversized 2 car garage w/ workshop. 5 year old septic system and well pump. Watch the deer and see Ski Roundtop lights while sitting on your porch. Must see!

10. 1995-06-16
    soldstatus $116,000

ⓘ 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: $4,578 · $382/mo
• Projected year-2 tax: $5,014 · $418/mo
• Expected delta: +$436/yr (+$36/mo · 9.5%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $46,800
• − Mortgage interest: −$19,320
• − Property taxes: −$4,578
• − Insurance: −$1,724
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$10,033
• Taxable income: $3,656
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $8,087/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: Northern York County SD
• NCES district ID: 4217760
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $65,255
• Composite: 40.84/100
• National rank: #3629
• State rank: #223 of 539 in PA

Livability — Mount Royal

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

Census & demographics

• Population (ZIP): 6,389

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% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -74.95%
• Current HPI: 247.426
• 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

+197.3% since first listed

10 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-02 Listed $344,900 BRIGHT MLS
• 2026-04-28 Coming Soon $344,900 BRIGHT MLS
• 2016-08-02 Sold (Public Records) $205,000 Public Records
• 2016-07-29 Sold (MLS) $205,000 BRIGHT MLS
• 2016-07-29 Listing Removed — BRIGHT MLS
• 2016-06-04 Listing Removed — BRIGHT MLS
• 2015-11-11 Listed $205,000 BRIGHT MLS
• 2015-11-11 Listed $205,000 BRIGHT MLS
• 1995-06-16 Sold (Public Records) $116,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $4,578 · +5.1% YoY. Source: county tax records.