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22 W Willow St
B- Composite 66.34
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 +22.4/30.0
  • ARV discount +15.0/15.0
  • DSCR +7.2/10.0
  • 1% rule +5.9/10.0
  • Schools +5.5/10.0
  • Livability +4.0/5.0
  • Condition / age +4.0/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$159,900

22 W Willow St · Palmyra, PA 17078
3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 29 Days on market
Built 2025 Good condition Garage $115/sqft · 29% below area Est $225k · 29% under ↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Another new construction manufactured home in Shadowstone Village in Palmyra, PA. This beautiful new Cape Henry manufactured home offers modern living with three spacious bedrooms, two full bathrooms, including a spacious ceramic tile shower. The gorgeous exterior aesthetic is accented by the unique and eye-catching offset half dormer at the front door, sure you make it stand out. The interior features a hidden walk-in pantry with its own lights and wire shelving next to the refrigerator. Whether you are minimizing and down sizing here in the Hershey area or a lifetime Palmyra resident, this home is sure to be a great fit.

Key facts

  • Fitness facilities
  • Gathering spaces
  • 3 parking spots

Tags

HIDDEN WALK-IN PANTRYPRIVATE CUSTOM-BUILT DECKFITNESS FACILITIESGATHERING SPACES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $266 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $160k).
  • Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
  • Cap rate 8.3% vs local median 3.3% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
  • Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
  • Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
  • Market conditions: 222 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
  • Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

  • It's been on market 29 days — a 2% lower offer ($158k) 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.
Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

  1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  2. 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?
  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
1.09% ✓
Cap rate
8.29%
Cash-on-cash
7.12%
DSCR
1.32
GRM
7.7

CMA / ARV

ARV (median comp)
$225,343
List price
$159,900
Delta
-29.04%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
133 W Spruce St 0.15mi 3/2.0 1,404 (+1%) 10mo $125,000 $89 82
247 N College St 0.18mi 3/1.0 1,416 (+2%) 4mo $148,500 $105 81
468 W Cedar St 0.43mi 3/2.0 1,323 (-5%) 2mo $129,450 $98 70
90 E Hazel St 0.21mi 3/1.0 1,248 (-10%) 6mo $250,000 $200 64
223 S Locust St 0.61mi 3/2.0 1,404 (+1%) 6mo $230,000 $164 64
564 W Cedar St 0.40mi 3/2.0 1,512 (+9%) 9mo $122,000 $81 59
701 N Grant St 0.39mi 3/2.0 1,232 (-11%) 9mo $310,000 $252 55
425 E Maple St 0.63mi 3/1.5 1,452 (+5%) 7mo $290,000 $200 55
107 N Franklin St 0.46mi 3/1.0 1,218 (-12%) 0mo $320,000 $263 54
333 E Oak St 0.66mi 4/2.0 (+1) 1,451 (+5%) 3mo $340,000 $234 54
624 W Cedar St 0.38mi 3/2.0 1,219 (-12%) 10mo $80,000 $66 54
510 W Maple St 0.73mi 2/2.0 (-1) 1,518 (+9%) 9mo $306,500 $202 38

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
-5.4%
Equity multiple
0.80×
Total profit
$-8,957
Equity at exit
$23,842
10-year hold
IRR
4.3%
Equity multiple
1.32×
Total profit
$14,104
Equity at exit
$13,825

Cash invested: $44,772 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
19 active · 12 under contract
Months of supply
10.4 mo (10%/mo absorbed)
Median asking
$220,000 ($151/sqft)
Median days on market
83 d
This list price
21% of active listings are priced below it
ARV vs active asking
+7.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 17078

Home prices YoY
-25.1%
Active inventory
222
Price-to-rent
7.7×

Monthly cashflow live

Estimated rent
$1,735 high interval (Pro) →
Mortgage (P&I)
−$839
Tax est. 1.5%
−$200 /mo · $2,398/yr
Insurance
−$67
HOA
−$0
Vacancy / Maint / Mgmt
−$364
Net cashflow
$266

Break-even live

Break-even rent $1,399
Max offer price $159,900
Occupancy floor 80%

Sensitivity live

Price -10% $376 -5% $321 +0% $266 +5% $211 +10% $155
Rent -10% $129 -5% $197 +0% $266 +5% $334 +10% $403
Rate -1.0pp $346 -0.5pp $306 base $266 +0.5pp $224 +1.0pp $182

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
$39,975
Closing costs
$4,797
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 11 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
50 E Maple St Unit 2 Palmyra, PA 2.0 1.0 1000 $1,350 $1.35 5d 1 0.60mi
45 N Penn St Palmyra, PA 3.0 2.5 1750 $2,300 $1.31 139d 1 0.61mi
138 S Hetrick Ave Palmyra, PA 3.0 1.5 1075 $1,600 $1.49 140d 1 0.86mi
506 S Franklin St Palmyra, PA 2.0 1.0 1600 $1,600 $1.00 139d 1 0.87mi
822 W Main St Palmyra, PA 3.0 1.0 1410 $1,650 $1.17 109d 1 0.95mi
933 E Maple St Palmyra, PA 2.0 1.5 1404 $1,800 $1.28 139d 1 0.95mi
730 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,700 $1.41 2d 1 1.35mi
1403 E Derry Rd Unit 2 Hershey, PA 3.0 1.0 1200 $1,250 $1.04 0d 1 1.37mi
609 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,895 $1.57 109d 1 1.39mi
1805 Wexford Rd Palmyra, PA 2.0 2.5 1564 $1,900 $1.21 2d 1 1.47mi
802 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,700 $1.41 139d 1 1.49mi

Property features AI

Finance

Other
Ownership is ground rentLot is rented
HOA & community
Located in Shadowstone parkSenior community age requirement: 55+Property manager presentGround rent exists (monthly)

Exterior

Parking
Asphalt driveway with 3 parking spaces (driveway)Total of 3 garage/parking spaces
Utilities
Public waterPublic sewerElectric service (100 Amp, 220V, circuit breakers)Natural gas availableElectric hot waterCable TV availablePhone availableMunicipal trash service
Home design
Manufactured home (double wide, Cape Henry model)One-story layoutEntry facing unspecified
Construction
Vinyl sidingArchitectural shingle roofCrawl space foundationAbove-grade structureBuilding not winterizedConstruction completed
Exterior features
Rented lot in a mobile home communityProperty in a senior community (55+)Ground rent paid monthly

Interior

Kitchen
Built-in microwaveDishwasherGas range/ovenRefrigeratorStainless steel appliancesEat-in kitchen
Bedrooms
Three main-level bedrooms
Flooring
CarpetVinyl
Bathrooms
Two full bathrooms (both on main level)
Heating & cooling
Forced air heating (natural gas)Central air conditioning
Interior features
Open floor planBreakfast areaDining areaCeiling fan(s)Master bath(s)Walk-in showerTub/showerPaneled walls
Laundry & utility
Main-floor laundry with hookupsWater heater

Listing history 24 events

  1. 2026-09-24
    days on market $159,900 Active 29 DOM
  2. 2026-09-24
    days on market $159,900 Active 28 DOM
  3. 2026-09-22
    days on market $159,900 Active 27 DOM
  4. 2026-09-21
    days on market $159,900 Active 26 DOM
  5. 2026-09-20
    days on market $159,900 Active 25 DOM
  6. 2026-09-19
    days on market $159,900 Active 24 DOM
  7. 2026-09-18
    days on market $159,900 Active 23 DOM
  8. 2026-09-17
    days on market $159,900 Active 22 DOM
  9. 2026-09-16
    days on market $159,900 Active 21 DOM
  10. 2026-09-15
    days on market $159,900 Active 20 DOM
  11. 2026-09-14
    days on market $159,900 Active 19 DOM
  12. 2026-09-13
    days on market $159,900 Active 18 DOM
  13. 2026-09-12
    days on market $159,900 Active 17 DOM
  14. 2026-09-11
    days on market $159,900 Active 16 DOM
  15. 2026-09-05
    days on market $159,900 Active 10 DOM
  16. 2026-09-03
    days on market $159,900 Active 8 DOM
  17. 2026-09-02
    days on market $159,900 Active 7 DOM
  18. 2026-08-30
    days on market $159,900 Active 4 DOM
  19. 2026-08-29
    days on market $159,900 Active 3 DOM
  20. 2026-08-28
    days on market $159,900 Active 2 DOM
  21. 2026-08-27
    remarks 699-char remark
  22. 2026-08-27
    pricestatusdays on marketlisting id $159,900 Active 1 DOM
  23. 2026-05-15
    historical
  24. 2025-07-18
    listed $169,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$20,823
− Mortgage interest
−$8,957
− Property taxes
−$2,398
− Insurance
−$800
− Repairs & maintenance
−$1,666
− Management
−$1,666
− Depreciation
−$4,652
Taxable income
$684
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$164
After-tax cash flow
$3,025/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 · 13 photos

Good 80/100 None rehab

This brand new 3-bedroom, 2-bath manufactured home is in excellent condition and ready for immediate occupancy. It offers a spacious floor plan with modern finishes and ample natural light.

Value-add opportunities

  • Both Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
  • Both Adding a new carpet or hardwood flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms, making them more inviting and comfortable for both buyers and renters. ↑
D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Northside El Sch B- PA #377/1,518 Nat'l #7,252/41,679 Middle Palmyra Area Ms C+ PA #90/512 Nat'l #2,873/14,009 High Palmyra Area Shs C- PA #112/437 Nat'l #5,012/17,239

Schools (NCES district)

District
Palmyra Area SD
NCES district ID
4218390
Math proficiency
52% ▼ -13.00%
Reading proficiency
70% ▼ -10.00%
Median HH income
$60,526
Composite
52.84/100
National rank
#1537
State rank
#63 of 539 in PA
B Composite livability gradescore 79/100

Livability — Palmyra

Score
79/100
State rank
#246
US rank
#2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Palmyra, PA
County
Lebanon County · 144,806 people
City population
23,840
Metro
Lebanon, PA
Population (ZIP)
23,840
Household income
$93,135
Rent vs Own
27.9% rent · 72.1% own
Severe rent burden
12% of renters

Population outlook (Lebanon County) Hauer SSP2

Today (2025)
144,806 people
By 2030
147,534 · +1.9%
By 2040
152,952 · +5.6%
By 2050
159,406 · +10.1%
By 2075
181,736 · +25.5%
By 2100
198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (85%)
Race & ethnicity
White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
Hispanic origin (detail)
Puerto Rican 6%
Common ancestry
Romanian 3% Slovak 1% Serbian 1%
Foreign-born
4% · India, Canada, South Korea
Languages at home
92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lebanon

2024 margin
Solid R (+32.0) · D 33.6% · R 65.5%
2008→2024 swing
-13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
All cycles
2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

Civics
—

Price history

-5.9% since first listed
3 events — show timeline
  • 2026-08-26 Listed $159,900 BRIGHT MLS
  • 2026-05-15 Listing Removed — BRIGHT MLS
  • 2025-07-18 Listed $169,900 BRIGHT MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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