5145 N Susquehanna Trl #52 · Manchester, PA 17406

$44,900

2 bd · 2.0 ba · 940 sqft · SingleFamily · 113 Days on market

Built 1994 Good condition $48/sqft · 75% below area $450/mo HOA · 30% of rent ↓ 40% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

Key facts

• New outdoor steps
• Renovated
• Move-in-ready

Tags

• RENOVATED
• MOVE-IN-READY
• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• NEW OUTDOOR STEPS
• BRAND-NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 1.9% in Manchester — 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 78/100 on livability (#288 in PA, #2,532 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; 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 $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 3.33% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.29%
• DSCR: 2.79
• GRM: 2.5

CMA / ARV

• ARV (median comp): $179,366
• List price: $44,900
• Delta: -74.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5145 N Susquehanna Trl #52	0.00mi	2/2.0	940 (0%)	0mo	$44,900	$48	100

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: 37.1%
• Equity multiple: 2.58×
• Total profit: $19,910
• Equity at exit: $6,695

10-year hold

• IRR: 43.8%
• Equity multiple: 5.23×
• Total profit: $53,174
• Equity at exit: $3,882

Cash invested: $12,572 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$450
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $422

Break-even live

Break-even rent $962

Max offer price $44,900

Occupancy floor 67%

Sensitivity live

Price	-10% $453	-5% $438	+0% $422	+5% $407	+10% $391
Rent	-10% $304	-5% $363	+0% $422	+5% $481	+10% $540
Rate	-1.0pp $445	-0.5pp $434	base $422	+0.5pp $411	+1.0pp $399

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr
• Likely covers: gas

Listing history 7 events

1. 2026-05-11
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

2. 2026-04-25
   price $44,900 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

3. 2026-03-24
   price $49,900 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

4. 2026-03-14
   price $59,900 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

5. 2026-03-03
   price $64,900 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

6. 2026-01-29
   price $69,900 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

7. 2026-01-18
   listed $74,900 Active 1046-char remark

   Show marketing remark (1046 chars)

   WE HAVE AN OFFER IN HAND. HIGHEST AND BEST OFFERS ARE DUE TONIGHT, MAY 10, 2026, AT 6;00 PM. Discover this renovated, move-in-ready Conewago Township home with low ground rent. This residence boasts central air, new interior and exterior paint, stylish light fixtures, and sturdy new outdoor steps. The kitchen features a brand-new refrigerator and brand-new gas stove, a one-year-old dishwasher, and a like-new washer and dryer. Enjoy the cozy fireplace insert and built-in sound system, or unwind in the primary suite’s bathroom, complete with a large garden tub and stand-up shower. New propane tanks with no lease payments as long as you buy the propane from the provider. You also have the opportunity to switch to natural gas with existing lines nearby. In proximity to local shopping and dining add to the home’s incredible appeal. This stylish home offers the perfect balance of modern upgrades, affordability, and a prime location for hosting family and friends. All offers will be considered. Park approval will be required.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $17,961
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$5,400
• − Depreciation: −$1,306
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $3,873/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This renovated, move-in-ready Conewago Township home offers a fresh exterior, new flooring, and updated appliances, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Upgrading the kitchen appliances — Modern appliances improve functionality and appeal
• Both Upgrading the flooring in the bathrooms — New flooring in bathrooms enhances functionality and appearance
• Both Upgrading the lighting fixtures — Modern lighting fixtures improve functionality and aesthetics
• Both Upgrading the kitchen cabinets — Modern cabinets improve functionality and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Upgrading the kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Upgrading the flooring in the bathrooms — New flooring in bathrooms enhances functionality and appearance ↑
• Both Upgrading the lighting fixtures — Modern lighting fixtures improve functionality and aesthetics ↑
• Both Upgrading the kitchen cabinets — Modern cabinets improve functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Manchester

• Score: 78/100
• State rank: #288
• US rank: #2532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 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: ▼ -92.81%
• Current HPI: 245.4821
• Rent YoY: —
• 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

-40.1% since first listed

7 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-04-25 Price Changed $44,900 BRIGHT MLS
• 2026-03-24 Price Changed $49,900 BRIGHT MLS
• 2026-03-14 Price Changed $59,900 BRIGHT MLS
• 2026-03-03 Price Changed $64,900 BRIGHT MLS
• 2026-01-29 Price Changed $69,900 BRIGHT MLS
• 2026-01-18 Listed $74,900 BRIGHT MLS