101 Overlook Dr · Parkville, PA 17331

$280,000

4 bd · 2.5 ba · 1,660 sqft · Townhouse · 53 Days on market

Built 2024 3,920 sqft lot $169/sqft · at area comps Est $282k · at est. $20/mo HOA · 1% of rent ↓ 7% since listing

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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 +10.8/30.0
• ARV discount +7.7/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

Key facts

• $20 HOA
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (30.4% below list).
• Recommended offer: $195k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in Parkville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#357 in PA, #3,134 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• South Western SD (suburban): math 37% / reading 56% proficiency, ranked #206 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emory H Markle Ms (math 27% / reading 53%, grade F, #257 of 512 statewide, top 52%, 1,028 students, 34% FRL); South Western Shs (math 83% / reading 75%, grade A-, #20 of 437 statewide, top 4%, 1,299 students, 31% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the South Western SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 391 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,882 (30.4% 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 53 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $281,504
• List price: $280,000
• Delta: -0.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Overlook Dr	0.01mi	4/2.5	1,696 (+2%)	3mo	$275,000	$162	93
144 Overlook Dr	0.06mi	3/2.5 (-1)	1,690 (+2%)	1mo	$295,000	$175	88
54 Coop Ln	0.08mi	3/2.5 (-1)	1,720 (+4%)	1mo	$290,000	$169	84
517 Charles Ave	0.17mi	3/2.5 (-1)	1,696 (+2%)	2mo	$297,900	$176	82
208 Overlook Dr	0.10mi	3/2.5 (-1)	1,600 (-4%)	4mo	$280,000	$175	81
103 Overlook Dr	0.01mi	3/2.5 (-1)	1,526 (-8%)	3mo	$280,000	$183	79
30 Brookside Ave	0.26mi	3/2.5 (-1)	1,600 (-4%)	3mo	$275,000	$172	74
111 S Center St	0.18mi	3/2.5 (-1)	1,790 (+8%)	4mo	$280,000	$156	70
56 Coop Ln	0.09mi	3/2.5 (-1)	1,900 (+14%)	0mo	$285,000	$150	67
421 Charles	0.20mi	3/1.5 (-1)	1,530 (-8%)	3mo	$275,000	$180	66
452 S Center St	0.49mi	3/1.5 (-1)	1,544 (-7%)	1mo	$240,000	$155	56
552 Locust St	0.54mi	3/2.5 (-1)	1,820 (+10%)	1mo	$257,900	$142	53

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-50,186
• Equity at exit: $41,749

10-year hold

• IRR: -7.7%
• Equity multiple: 0.48×
• Total profit: $-40,431
• Equity at exit: $24,209

Cash invested: $78,400 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 391
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$117
• HOA: −$20
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-126

Break-even live

Break-even rent $2,108

Max offer price $257,792

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-46	+0% $-126	+5% $-205	+10% $-284
Rent	-10% $-280	-5% $-203	+0% $-126	+5% $-49	+10% $28
Rate	-1.0pp $15	-0.5pp $-54	base $-126	+0.5pp $-198	+1.0pp $-272

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Overlook Dr Unit J Hanover, PA	3.0	2.5	1820	$2,120	$1.16	45d	1	0.13mi
51 Overlook Dr Unit F Hanover, PA	3.0	2.5	1820	$1,983	$1.09	45d	1	0.13mi
101 Pacer Dr Unit M Hanover, PA	3.0	2.5	1252	$1,751	$1.40	45d	1	0.15mi
101 Pacer Dr Unit K Hanover, PA	3.0	2.5	1252	$1,846	$1.47	45d	1	0.15mi
101 Pacer Dr Unit L Hanover, PA	3.0	2.5	1252	$1,901	$1.52	15d	1	0.15mi
34 Overlook Dr Hanover, PA	3.0	2.5	1749	$2,000	$1.14	15d	1	0.16mi
76 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,906	$1.17	45d	1	0.23mi
76 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,963	$1.21	22d	1	0.23mi
88 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,963	$1.21	22d	1	0.24mi
88 Brookside Ave Hanover, PA	3.0	2.5	1625	$1,906	$1.17	45d	1	0.24mi
40 Mustang Dr Hanover, PA	4.0	2.5	1625	$1,843	$1.13	45d	1	0.52mi
20 Mustang Dr Hanover, PA	4.0	2.5	1625	$1,931	$1.19	45d	1	0.52mi
22 Mustang Dr Hanover, PA	3.0	2.5	1625	$1,843	$1.13	45d	1	0.54mi
28 McCosh St Hanover, PA	3.0	1.0	1800	$2,050	$1.14	15d	1	1.39mi
261 N Franklin St Unit 302 Hanover, PA	3.0	2.0	1398	$1,130	$0.81	45d	1	1.43mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 23 events

1. 2026-06-21
   days on market $280,000 Active 53 DOM
2. 2026-06-18
   days on market $280,000 Active 50 DOM
3. 2026-06-17
   days on market $280,000 Active 49 DOM
4. 2026-06-16
   days on market $280,000 Active 48 DOM
5. 2026-06-15
   days on market $280,000 Active 47 DOM
6. 2026-06-14
   days on market $280,000 Active 45 DOM
7. 2026-06-13
   days on market $280,000 Active 44 DOM
8. 2026-06-10
   days on market $280,000 Active 42 DOM
9. 2026-06-09
   days on market $280,000 Active 41 DOM
10. 2026-06-08
    days on market $280,000 Active 40 DOM
11. 2026-06-07
    days on market $280,000 Active 39 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-02
    days on market $280,000 Active 34 DOM
14. 2026-06-01
    days on market $280,000 Active 33 DOM
15. 2026-05-31
    days on market $280,000 Active 32 DOM
16. 2026-05-30
    days on market $280,000 Active 31 DOM
17. 2026-05-16
    price $280,000 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

18. 2026-05-08
    price $283,000 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

19. 2026-05-05
    status Active 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

20. 2026-03-17
    historical Active Under Contract 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

21. 2026-03-13
    listed $289,900 Active 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

22. 2026-03-11
    historical $289,900 619-char remark

    Show marketing remark (619 chars)

    Step into this beautifully maintained, approximately 1 1/2 years young Colonial townhome located in a desirable new neighborhood. The open-concept layout features 3 bedrooms and 2.5 baths, providing plenty of space for comfortable living. The bright, neutral interior offers the perfect opportunity to personalize the space with your own style and finishing touches. With modern features and a thoughtful design, this home is ready for its next owner to move right in and enjoy. The finished lower level offers a versatile space that can be used as a recreation room, home office, or guest room depending on your needs.

23. 2025-01-07
    soldstatus $299,900

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $2,574 · $214/mo
• Expected delta: +$1,850/yr (+$154/mo · 255.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,386
• − Mortgage interest: −$15,684
• − Property taxes: −$723
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$240
• − Depreciation: −$8,145
• Taxable loss: −$6,549
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $63/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: South Western SD
• NCES district ID: 4222470
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $67,689
• Composite: 41.5/100
• National rank: #3456
• State rank: #206 of 539 in PA

Livability — Parkville

• Score: 77/100
• State rank: #357
• US rank: #3134

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

• Census place: Parkville, PA
• County: York County · 278,806 people
• City population: 55,374
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• 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

-6.6% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $280,000 BRIGHT MLS
• 2026-05-08 Price Changed $283,000 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-03-17 Contingent — BRIGHT MLS
• 2026-03-13 Listed $289,900 BRIGHT MLS
• 2026-03-11 Coming Soon $289,900 BRIGHT MLS
• 2025-01-07 Sold (Public Records) $299,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.