The Delray Plan · Dover, PA 17315

$243,900

3 bd · 2.5 ba · 1,400 sqft · SingleFamily · 452 Days on market

$20/mo HOA · 1% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Delray 2 offers a stylish facade and a modern floor plan perfect for young families, first-time homebuyers and many other lifestyles! The Delray 2 is a duplex that offers you options. Available at King's Court at Brownstone Manor our new home community in Dover, PA Upon entering the home you'll notice the spacious living room and convenient powder room just perfectly situated for entertaining and relaxing. The convenience continues as you continue walking through to the back of the first floor entering the kitchen. You'll immediately notice the lovely island bar and layout with the dining room just off the kitchen. Great for watching kids or chatting with family while prepping or cooking in the kitchen. Continuing through the dining room you'll see the sliding glass door that leads to the backyard where an optional patio or deck is possible and the size depends on the lot in the community. Upstairs doesn't disappoint with an owner's bedroom that has a private bathroom and stand-up shower. The laundry closet being on the 2nd floor is just perfect and time-saving, stress saving! Making it much easier manage your laundry. Another great feature is that Bedroom #2 and #3 both have their own closets. The Delray 2 offers you both an optional unfinished and finished basement so that you have the ability to extend the square footage. Great for many reasons that we don't have room to list on this page!

Key facts

• Stand-up shower
• Laundry closet
• Sliding glass door

Tags

• SPACIOUS LIVING ROOM
• CONVENIENT POWDER ROOM
• SLIDING GLASS DOOR
• PRIVATE BATHROOM
• STAND-UP SHOWER
• LAUNDRY CLOSET

🏗️ New construction. The $243,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,129.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (20.7% below list).
• Recommended offer: $193k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#680 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Dover Area SD (suburban): math 39% / reading 54% proficiency, ranked #232 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weigelstown El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 302 students, 66% FRL); Dover Area Ms (math 27% / reading 56%, grade F, #234 of 512 statewide, top 47%, 803 students, 53% FRL); Dover Area Hs (math 72% / reading 15%, grade F, #213 of 437 statewide, top 49%, 1,016 students, 49% FRL) — zoned schools average 56% FRL vs 30% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 176 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

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 $193,355 (20.7% 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. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.92%
• DSCR: 0.60
• GRM: 13.5

CMA / ARV

• ARV (median comp): $312,129
• List price: $243,900
• Delta: -21.86%
• 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
3670 Rock Creek Dr	0.26mi	3/2.0	1,352 (-3%)	9mo	$290,000	$214	72
3551 Wyngate Rd	0.23mi	4/2.0 (+1)	1,440 (+3%)	14mo	$265,000	$184	65
3621 Rock Creek Dr	0.25mi	3/1.5	1,514 (+8%)	9mo	$275,000	$182	64
4571 S Salem Church Rd	0.48mi	4/1.5 (+1)	1,434 (+2%)	2mo	$283,349	$198	63
4570 S Salem Church Rd	0.52mi	3/2.0	1,344 (-4%)	9mo	$144,000	$107	60
3511 Sycamore Rd	0.48mi	3/2.0	1,326 (-5%)	11mo	$260,000	$196	57
3530 Middleboro Rd	0.31mi	4/1.0 (+1)	1,508 (+8%)	12mo	$275,000	$182	52
3095 Jodi Ln	0.71mi	3/2.0	1,515 (+8%)	10mo	$295,000	$195	43
3321 Sycamore Rd	0.70mi	3/1.5	1,226 (-12%)	3mo	$245,000	$200	41
2518 Locust Rd	0.53mi	3/1.0	1,552 (+11%)	14mo	$270,000	$174	39
4535 Hikey St	0.68mi	3/2.0	1,232 (-12%)	12mo	$80,000	$65	36
2300 Locust Rd	0.72mi	4/2.0 (+1)	1,588 (+13%)	9mo	$310,000	$195	30

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: -32.1%
• Equity multiple: -0.05×
• Total profit: $-91,907
• Equity at exit: $46,539

10-year hold

• IRR: -36.9%
• Equity multiple: -0.52×
• Total profit: $-133,133
• Equity at exit: $26,987

Cash invested: $87,396 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 176
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,637
• Tax est. 1.5%: −$390 /mo · $4,682/yr
• Insurance: −$130
• HOA: −$20
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-650

Break-even live

Break-even rent $2,756

Max offer price $218,138

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-542	+0% $-650	+5% $-757	+10% $-865
Rent	-10% $-802	-5% $-726	+0% $-650	+5% $-573	+10% $-497
Rate	-1.0pp $-492	-0.5pp $-570	base $-650	+0.5pp $-730	+1.0pp $-813

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: $78,032
• Closing costs: $9,364
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3712 Castle Dr Dover, PA	3.0	2.5	1450	$1,895	$1.31	45d	1	0.15mi
3807 Castle Dr Dover, PA	3.0	2.5	1402	$2,150	$1.53	23d	1	0.24mi
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	15d	17	0.33mi
4077 Majestic Ct Dover, PA	3.0	2.5	1598	$1,775	$1.11	23d	1	0.67mi
3127 Galaxy Rd Dover, PA	2.0	1.5	1200	$1,685	$1.40	15d	1	1.15mi
2619 Emig Mill Rd Dover, PA	4.0	2.0	1156	$2,100	$1.82	15d	1	1.23mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 17 events

1. 2026-06-22
   days on market $243,900 Active 452 DOM
2. 2026-06-18
   days on market $243,900 Active 449 DOM
3. 2026-06-17
   days on market $243,900 Active 448 DOM
4. 2026-06-16
   days on market $243,900 Active 447 DOM
5. 2026-06-15
   days on market $243,900 Active 446 DOM
6. 2026-06-14
   days on market $243,900 Active 444 DOM
7. 2026-06-13
   days on market $243,900 Active 443 DOM
8. 2026-06-10
   days on market $243,900 Active 441 DOM
9. 2026-06-09
   days on market $243,900 Active 440 DOM
10. 2026-06-08
    days on market $243,900 Active 439 DOM
11. 2026-06-07
    days on market $243,900 Active 438 DOM
12. 2026-06-05
    days on market $243,900 Active 435 DOM
13. 2026-06-02
    days on market $243,900 Active 433 DOM
14. 2026-06-01
    days on market $243,900 Active 432 DOM
15. 2026-05-31
    days on market $243,900 Active 431 DOM
16. 2026-05-30
    days on market $243,900 Active 430 DOM
17. 2025-03-26
    listed $243,900 Active 1420-char remark

    Show marketing remark (1420 chars)

    The Delray 2 offers a stylish facade and a modern floor plan perfect for young families, first-time homebuyers and many other lifestyles! The Delray 2 is a duplex that offers you options. Available at King's Court at Brownstone Manor our new home community in Dover, PA Upon entering the home you'll notice the spacious living room and convenient powder room just perfectly situated for entertaining and relaxing. The convenience continues as you continue walking through to the back of the first floor entering the kitchen. You'll immediately notice the lovely island bar and layout with the dining room just off the kitchen. Great for watching kids or chatting with family while prepping or cooking in the kitchen. Continuing through the dining room you'll see the sliding glass door that leads to the backyard where an optional patio or deck is possible and the size depends on the lot in the community. Upstairs doesn't disappoint with an owner's bedroom that has a private bathroom and stand-up shower. The laundry closet being on the 2nd floor is just perfect and time-saving, stress saving! Making it much easier manage your laundry. Another great feature is that Bedroom #2 and #3 both have their own closets. The Delray 2 offers you both an optional unfinished and finished basement so that you have the ability to extend the square footage. Great for many reasons that we don't have room to list on this page!

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $23,203
• − Mortgage interest: −$17,484
• − Property taxes: −$4,682
• − Insurance: −$1,561
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$240
• − Depreciation: −$9,080
• Taxable loss: −$13,557
• Est. tax savings @ 24.0%: +$3,254
• After-tax cash flow: $-4,541/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: Dover Area SD
• NCES district ID: 4207680
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $56,418
• Composite: 40.44/100
• National rank: #3725
• State rank: #232 of 539 in PA

Livability — Dover

• Score: 71/100
• State rank: #680
• US rank: #6649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weigelstown, PA
• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

1 event — show timeline

• 2025-03-26 Listed $243,900 Zillow