109 W Imperial Dr · Bendersville, PA 17304

$239,000

3 bd · 1.0 ba · 978 sqft · Other public records · 3 Days on market

Built 2013 10,019 sqft lot $33/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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OFFER Deadline: Sunday 11/5/2023 by 7:00pm Introducing 109 W Imperial Drive in Aspers, PA! A Charming Home with Inviting Curb Appeal in the Sought-After Applewood Community. This Cozy Residence Welcomes You with a Covered Front Porch, Creating a Warm Entrance. Inside, You'll Find an Open Floor Plan that Promotes a Sense of Space and Togetherness. The Eat-in Kitchen, Featuring a Handy Mini Pantry, Provides Access to the Backyard for Easy Outdoor Enjoyment. The Comfortable Family Room Showcases Attractive Hardwood Floors, Perfect for Relaxation. The Home Offers Three Generously-sized Bedrooms on the Main Floor, Ensuring Ample Space for Everyone. Laundry Facilities are Located in the Basement with Storage Space. Additionally, You'll Discover an Unfinished Bedroom in the Basement Providing Flexibility to Suit Your Needs. This Lovely Home is Situated on a Premium Lot within the Highly Regarded Upper Adams School District. Ready for Your Personal Touch, Make this Your Dream Home.

Key facts

• Functional kitchen
• One-floor living
• Unfinished basement

Tags

• ONE-FLOOR LIVING
• FUNCTIONAL KITCHEN
• UNFINISHED BASEMENT
• 2-CAR GARAGE
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: HOA fee of $100 quarterly; HOA covers common area maintenance and road maintenance

Exterior

• Parking: Attached front-entry garage with 2 garage spaces; Driveway with space for 4 vehicles; Total of 6 garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling and hot water; Propane heating; Municipal trash service not provided
• Home design: Detached property
• Construction: Vinyl siding; Block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water on the property

Interior

• Kitchen: Built-in range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Propane (owned) fuel; Central air conditioning; Electric hot water
• Interior features: Full basement; Assessor-listed living area
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (13.9% below list).
• Recommended offer: $206k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#687 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Upper Adams SD (rural): math 33% / reading 52% proficiency, ranked #298 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,725 (13.9% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $127,851
• Equity at exit: $215,310

10-year hold

• IRR: 21.2%
• Equity multiple: 6.65×
• Total profit: $378,425
• Equity at exit: $464,324

Cash invested: $66,920 (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 17304

• Home prices YoY: 14.1%
• Active inventory: 13
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-37

Break-even live

Break-even rent $2,104

Max offer price $232,477

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $31	+0% $-37	+5% $-105	+10% $-172
Rent	-10% $-199	-5% $-118	+0% $-37	+5% $44	+10% $126
Rate	-1.0pp $83	-0.5pp $24	base $-37	+0.5pp $-99	+1.0pp $-162

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-05-20
   listed $239,000 Active
2. 2023-12-05
   soldstatus $215,000
3. 2023-12-04
   soldstatus $215,000 Closed 989-char remark

   Show marketing remark (989 chars)

   OFFER Deadline: Sunday 11/5/2023 by 7:00pm Introducing 109 W Imperial Drive in Aspers, PA! A Charming Home with Inviting Curb Appeal in the Sought-After Applewood Community. This Cozy Residence Welcomes You with a Covered Front Porch, Creating a Warm Entrance. Inside, You'll Find an Open Floor Plan that Promotes a Sense of Space and Togetherness. The Eat-in Kitchen, Featuring a Handy Mini Pantry, Provides Access to the Backyard for Easy Outdoor Enjoyment. The Comfortable Family Room Showcases Attractive Hardwood Floors, Perfect for Relaxation. The Home Offers Three Generously-sized Bedrooms on the Main Floor, Ensuring Ample Space for Everyone. Laundry Facilities are Located in the Basement with Storage Space. Additionally, You'll Discover an Unfinished Bedroom in the Basement Providing Flexibility to Suit Your Needs. This Lovely Home is Situated on a Premium Lot within the Highly Regarded Upper Adams School District. Ready for Your Personal Touch, Make this Your Dream Home.

4. 2023-11-06
   status Pending 989-char remark

   Show marketing remark (989 chars)

   OFFER Deadline: Sunday 11/5/2023 by 7:00pm Introducing 109 W Imperial Drive in Aspers, PA! A Charming Home with Inviting Curb Appeal in the Sought-After Applewood Community. This Cozy Residence Welcomes You with a Covered Front Porch, Creating a Warm Entrance. Inside, You'll Find an Open Floor Plan that Promotes a Sense of Space and Togetherness. The Eat-in Kitchen, Featuring a Handy Mini Pantry, Provides Access to the Backyard for Easy Outdoor Enjoyment. The Comfortable Family Room Showcases Attractive Hardwood Floors, Perfect for Relaxation. The Home Offers Three Generously-sized Bedrooms on the Main Floor, Ensuring Ample Space for Everyone. Laundry Facilities are Located in the Basement with Storage Space. Additionally, You'll Discover an Unfinished Bedroom in the Basement Providing Flexibility to Suit Your Needs. This Lovely Home is Situated on a Premium Lot within the Highly Regarded Upper Adams School District. Ready for Your Personal Touch, Make this Your Dream Home.

5. 2023-11-02
   listed $199,900 Active 989-char remark

   Show marketing remark (989 chars)

   OFFER Deadline: Sunday 11/5/2023 by 7:00pm Introducing 109 W Imperial Drive in Aspers, PA! A Charming Home with Inviting Curb Appeal in the Sought-After Applewood Community. This Cozy Residence Welcomes You with a Covered Front Porch, Creating a Warm Entrance. Inside, You'll Find an Open Floor Plan that Promotes a Sense of Space and Togetherness. The Eat-in Kitchen, Featuring a Handy Mini Pantry, Provides Access to the Backyard for Easy Outdoor Enjoyment. The Comfortable Family Room Showcases Attractive Hardwood Floors, Perfect for Relaxation. The Home Offers Three Generously-sized Bedrooms on the Main Floor, Ensuring Ample Space for Everyone. Laundry Facilities are Located in the Basement with Storage Space. Additionally, You'll Discover an Unfinished Bedroom in the Basement Providing Flexibility to Suit Your Needs. This Lovely Home is Situated on a Premium Lot within the Highly Regarded Upper Adams School District. Ready for Your Personal Touch, Make this Your Dream Home.

6. 2023-10-30
   historical $199,900 989-char remark

   Show marketing remark (989 chars)

   OFFER Deadline: Sunday 11/5/2023 by 7:00pm Introducing 109 W Imperial Drive in Aspers, PA! A Charming Home with Inviting Curb Appeal in the Sought-After Applewood Community. This Cozy Residence Welcomes You with a Covered Front Porch, Creating a Warm Entrance. Inside, You'll Find an Open Floor Plan that Promotes a Sense of Space and Togetherness. The Eat-in Kitchen, Featuring a Handy Mini Pantry, Provides Access to the Backyard for Easy Outdoor Enjoyment. The Comfortable Family Room Showcases Attractive Hardwood Floors, Perfect for Relaxation. The Home Offers Three Generously-sized Bedrooms on the Main Floor, Ensuring Ample Space for Everyone. Laundry Facilities are Located in the Basement with Storage Space. Additionally, You'll Discover an Unfinished Bedroom in the Basement Providing Flexibility to Suit Your Needs. This Lovely Home is Situated on a Premium Lot within the Highly Regarded Upper Adams School District. Ready for Your Personal Touch, Make this Your Dream Home.

7. 2013-01-07
   soldstatus $131,551

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $3,545 · $295/mo
• Expected delta: +$231/yr (+$19/mo · 7.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,687
• − Mortgage interest: −$13,388
• − Property taxes: −$3,315
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$396
• − Depreciation: −$6,953
• Taxable loss: −$4,509
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $639/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: Upper Adams SD
• NCES district ID: 4224300
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $56,964
• Composite: 37.16/100
• National rank: #4482
• State rank: #298 of 539 in PA

Livability — Bendersville

• Score: 71/100
• State rank: #687
• US rank: #6728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 538
• Population (ZIP): 3,039

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.77%
• Current HPI: 337.3691
• 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

+81.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $239,000 BRIGHT MLS
• 2023-12-05 Sold (Public Records) $215,000 Public Records
• 2023-12-04 Sold (MLS) $215,000 BRIGHT MLS
• 2023-11-06 Pending — BRIGHT MLS
• 2023-11-02 Listed $199,900 BRIGHT MLS
• 2023-10-30 Coming Soon $199,900 BRIGHT MLS
• 2013-01-07 Sold (Public Records) $131,551 Public Records

Property tax history

+2.0%/yr

Latest (2026): $3,315 · +0.0% YoY. Source: county tax records.