16 Terrie Ln · East Earl, PA 17519

$65,000

3 bd · 2.0 ba · 1,484 sqft · Manufactured public records · 103 Days on market

Built 1987 $44/sqft · 85% below area $585/mo HOA · 41% of rent ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

Key facts

• Private escape
• Farmland views
• Walk-in closet

Tags

• FARMLAND VIEWS
• PRIVATE ESCAPE
• WALK-IN CLOSET
• FULL BATHROOM
• OPEN FLOW
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#728 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools D, amenities F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 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. 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: 2.22% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 3.8

CMA / ARV

• ARV (median comp): $421,382
• List price: $65,000
• Delta: -84.57%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $75
• Equity at exit: $9,692

10-year hold

• IRR: 10.2%
• Equity multiple: 1.81×
• Total profit: $14,685
• Equity at exit: $5,620

Cash invested: $18,200 (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 17519

• Home prices YoY: -12.1%
• Active inventory: 15
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$27
• HOA: −$585
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $161

Break-even live

Break-even rent $1,237

Max offer price $65,000

Occupancy floor 84%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $585 · $7,020/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 103 DOM
2. 2026-06-17
   days on market $65,000 Active 102 DOM
3. 2026-06-16
   days on market $65,000 Active 101 DOM
4. 2026-06-15
   days on market $65,000 Active 100 DOM
5. 2026-06-14
   days on market $65,000 Active 98 DOM
6. 2026-06-10
   days on market $65,000 Active 95 DOM
7. 2026-06-09
   days on market $65,000 Active 94 DOM
8. 2026-06-08
   days on market $65,000 Active 93 DOM
9. 2026-06-07
   days on market $65,000 Active 92 DOM
10. 2026-06-03
    days on market $65,000 Active 88 DOM
11. 2026-06-02
    days on market $65,000 Active 87 DOM
12. 2026-06-01
    days on market $65,000 Active 86 DOM
13. 2026-05-31
    days on market $65,000 Active 85 DOM
14. 2026-05-30
    days on market $65,000 Active 84 DOM
15. 2026-05-05
    price $70,000 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

16. 2026-04-21
    status Active 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

17. 2026-03-29
    historical 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

18. 2026-02-27
    price $75,000 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

19. 2026-02-24
    price $79,900 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

20. 2026-02-13
    listed $80,000 Active 879-char remark

    Show marketing remark (879 chars)

    Come check out the farmland views from this double wide in a peaceful little community! All the major things have been done for you in the past few years, including a new roof in 2023 and new HVAC in 2020, as well as a brand-new back deck. With a little love, this spacious home could be exactly what you've been looking for. The primary suite is a private escape, as it's separated from the other bedrooms and features a walk-in closet as well as a full bathroom with double vanity. The living room area has a spacious and open feel with new LVP flooring and vaulted ceilings. Two additional bedrooms and a full bathroom with bathtub round out the right side of the home. The kitchen and dining area have an open flow, with a conveniently located laundry room to the left of the kitchen. Conveniently located near 222 and Route 30, as well as the famous Shady Maple Smorgasbord.

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $658 · $55/mo
• Expected delta: +$369/yr (+$31/mo · 127.8%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,288
• − Mortgage interest: −$3,641
• − Property taxes: −$289
• − Insurance: −$325
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$7,020
• − Depreciation: −$1,891
• Taxable income: $1,356
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $1,608/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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — East Earl

• Score: 71/100
• State rank: #728
• US rank: #7281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,868

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 5%
• Languages at home: 77% English-only · German/W. Germanic 20% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.32%
• Current HPI: 265.1191
• 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

-12.5% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $70,000 BRIGHT MLS
• 2026-04-21 Relisted — BRIGHT MLS
• 2026-03-29 Listing Removed — BRIGHT MLS
• 2026-02-27 Price Changed $75,000 BRIGHT MLS
• 2026-02-24 Price Changed $79,900 BRIGHT MLS
• 2026-02-13 Listed $80,000 BRIGHT MLS

Property tax history

-5.5%/yr

Latest (2026): $289 · +3.6% YoY. Source: county tax records.