119 Meadow Ln · Warwick, PA 17543

$79,900

2 bd · 2.0 ba · 812 sqft · Manufactured public records · 21 Days on market

Built 2021 Good condition 1,742 sqft lot $625/mo HOA · 36% of rent

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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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2022 Champion home—offered by its original owner. This 14‑foot‑wide, 2‑bedroom, 2‑bath home sits in the Twin Brook community. Residents enjoy nearby farm stands with fresh local produce and a community park just across the street. Open country views give the area its relaxed character. Only a short drive from “America’s Coolest Small Town, ” you’ll have quick access to small‑town shops, locally owned restaurants, and year‑round events. Commuter routes are close enough to keep travel simple, yet far enough to preserve the peaceful feel of the neighborhood.

Key facts

• 1,742 sq ft lot
• 2 parking spots
• Built 2021

Property features AI

Finance

• Financial info: Ground rent listed as an annual income/expense item
• HOA & community: Monthly ground rent of $625; Park fees include water, sewer, and trash

Exterior

• Parking: Asphalt driveway with 2 driveway spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single wide); Estimated year built
• Construction: Modular/manufactured construction; Shingle roof; Structure type: Manufactured; Mobile home dimensions approximately 14 ft wide by 58 ft long
• Exterior features: Located in a suburban mobile home park (Twin Brook MHP); Ground rent applies (monthly payment)

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Drywall walls and ceilings; No basement; 6 total rooms
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Warwick SD (suburban): math 42% / reading 58% proficiency, ranked #158 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Warwick Shs (math 86% / reading 50%, grade B, #59 of 437 statewide, top 14%, 1,230 students, 28% FRL).
• Zoned-school proficiency averages 68% at this address vs 50% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Warwick SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 214 active listings in the ZIP; solid renter incomes; 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 $552 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.15% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,403
• Equity at exit: $11,913

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $22,907
• Equity at exit: $6,908

Cash invested: $22,372 (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 17543

• Active inventory: 214
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$33
• HOA: −$625
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $235

Break-even live

Break-even rent $1,423

Max offer price $79,900

Occupancy floor 81%

Sensitivity live

Price	-10% $280	-5% $258	+0% $235	+5% $212	+10% $190
Rent	-10% $99	-5% $167	+0% $235	+5% $303	+10% $371
Rate	-1.0pp $275	-0.5pp $255	base $235	+0.5pp $214	+1.0pp $193

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $625 · $7,500/yr

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 21 DOM
2. 2026-06-17
   days on market $79,900 Active 20 DOM
3. 2026-06-16
   days on market $79,900 Active 19 DOM
4. 2026-06-15
   days on market $79,900 Active 18 DOM
5. 2026-06-14
   days on market $79,900 Active 16 DOM
6. 2026-06-10
   days on market $79,900 Active 13 DOM
7. 2026-06-09
   days on market $79,900 Active 12 DOM
8. 2026-06-08
   days on market $79,900 Active 11 DOM
9. 2026-06-07
   days on market $79,900 Active 10 DOM
10. 2026-06-05
    days on market $79,900 Active 7 DOM
11. 2026-06-03
    days on market $79,900 Active 6 DOM
12. 2026-06-02
    days on market $79,900 Active 5 DOM
13. 2026-06-01
    days on market $79,900 Active 4 DOM
14. 2026-05-31
    days on market $79,900 Active 3 DOM
15. 2026-05-30
    days on market $79,900 Active 2 DOM
16. 2026-05-29
    listed $79,900 Active
17. 2026-05-28
    historical $79,900

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$349/yr (+$29/mo · 61.9%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,649
• − Mortgage interest: −$4,476
• − Property taxes: −$564
• − Insurance: −$400
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$7,500
• − Depreciation: −$2,324
• Taxable income: $2,082
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,321/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 2-bedroom, 2-bath mobile home is in good condition with a clean exterior and well-maintained interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home has a good curb appeal with a well-maintained lawn and garden beds. The home is ready for a fresh coat of paint and new window screens to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint the exterior — A fresh coat of paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Replace the window screens — Replacing old or damaged window screens can improve the home's energy efficiency and make it more comfortable for tenants.
• Both Landscaping improvements — A well-maintained lawn and garden beds can enhance the home's curb appeal and make it more attractive to potential buyers and tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — A fresh coat of paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Replace the window screens — Replacing old or damaged window screens can improve the home's energy efficiency and make it more comfortable for tenants. ↑
• Both Landscaping improvements — A well-maintained lawn and garden beds can enhance the home's curb appeal and make it more attractive to potential buyers and tenants. ↑

ⓘ 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: Warwick SD
• NCES district ID: 4224960
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $63,696
• Composite: 44.03/100
• National rank: #2884
• State rank: #158 of 539 in PA

Livability — Warwick

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rothsville, PA
• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 45,912
• Household income: $97,435
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1164.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, India, Vietnam
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 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: ▼ -283.22%
• Current HPI: 265.3653
• Rent YoY: —
• Metro: Lancaster, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $79,900 BRIGHT MLS
• 2026-05-28 Coming Soon $79,900 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2026): $564 · +2.1% YoY. Source: county tax records.