22 W Willow St · Palmyra, PA 17078

$159,900

3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 74 Days on market

Built 2025 Good condition Garage $115/sqft · 28% below area Est $222k · 28% under ↓ 6% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

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 PANTRY
• PRIVATE CUSTOM-BUILT DECK
• FITNESS FACILITIES
• GATHERING SPACES

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 $355 ($4k/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: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.2% 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: 258 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 74 days — a 6% lower offer ($150k) 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $222,088
• List price: $159,900
• Delta: -28.00%
• 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
12 Evergreen Aly	0.07mi	2/2.0 (-1)	1,340 (-3%)	1mo	$199,900	$149	85
225 Broad St	0.27mi	3/2.0	1,355 (-2%)	0mo	$275,000	$203	83
247 N College St	0.18mi	3/1.0	1,416 (+2%)	5mo	$148,500	$105	80
468 W Cedar St	0.43mi	3/2.0	1,323 (-5%)	4mo	$129,450	$98	69
90 E Hazel St	0.21mi	3/1.0	1,248 (-10%)	7mo	$250,000	$200	63
223 S Locust St	0.61mi	3/2.0	1,404 (+1%)	8mo	$230,000	$164	63
324 S Lincoln St	0.68mi	3/1.5	1,354 (-2%)	0mo	$300,000	$222	62
425 E Maple St	0.63mi	3/1.5	1,452 (+5%)	8mo	$290,000	$200	54
107 N Franklin St	0.46mi	3/1.0	1,218 (-12%)	2mo	$320,000	$263	53
333 E Oak St	0.66mi	4/2.0 (+1)	1,451 (+5%)	4mo	$340,000	$234	53
222 N Penn St	0.55mi	2/1.0 (-1)	1,242 (-10%)	0mo	$270,000	$217	48
510 W Maple St	0.73mi	2/2.0 (-1)	1,518 (+9%)	10mo	$306,500	$202	37

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,300
• Equity at exit: $23,842

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $26,319
• 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 · 18 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $179,900 ($118/sqft)
• Median days on market: 26 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +36.2% above 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: 258
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $355

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $465	-5% $410	+0% $355	+5% $299	+10% $244
Rent	-10% $209	-5% $282	+0% $355	+5% $428	+10% $501
Rate	-1.0pp $435	-0.5pp $395	base $355	+0.5pp $313	+1.0pp $271

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 N College St Palmyra, PA	3.0	2.0	1342	$2,350	$1.75	8d	1	0.16mi
34 N Railroad St Palmyra, PA	2.0	1.0	880	$7,895	$8.97	0d	1	0.38mi
33 N Lincoln St Palmyra, PA	3.0	1.5	1365	$1,775	$1.30	20d	1	0.40mi
50 E Maple St Unit 2 Palmyra, PA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.60mi
235 E Maple St Unit 2 Palmyra, PA	2.0	1.0	1100	$1,425	$1.30	37d	1	0.60mi
45 N Penn St Palmyra, PA	3.0	2.5	1750	$2,300	$1.31	184d	1	0.61mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	185d	1	0.86mi
502 S Franklin St Palmyra, PA	2.0	1.0	1400	$1,600	$1.14	12d	1	0.87mi
502 S Franklin St Palmyra, PA	2.0	1.0	1400	$1,600	$1.14	0d	1	0.87mi
506 S Franklin St Palmyra, PA	2.0	1.0	1600	$1,600	$1.00	184d	1	0.87mi
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	155d	1	0.95mi
933 E Maple St Palmyra, PA	2.0	1.5	1404	$1,800	$1.28	184d	1	0.95mi
111 Coventry Ct Palmyra, PA	2.0	1.5	1204	$1,700	$1.41	0d	1	1.33mi
730 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	41d	1	1.35mi
1403 E Derry Rd Unit 2 Hershey, PA	3.0	1.0	1200	$1,250	$1.04	15d	1	1.37mi
616 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	0d	1	1.39mi
609 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,895	$1.57	155d	1	1.39mi
403 Cambridge Ct Palmyra, PA	2.0	1.5	1200	$1,650	$1.38	21d	1	1.40mi
1805 Wexford Rd Palmyra, PA	2.0	2.5	1564	$1,900	$1.21	0d	1	1.47mi
1805 Wexford Rd Palmyra, PA	2.0	2.5	1564	$1,900	$1.21	5d	1	1.47mi
802 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	184d	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 50 events

1. 2026-11-08
   days on market $159,900 Active 74 DOM
2. 2026-11-07
   days on market $159,900 Active 73 DOM
3. 2026-11-06
   days on market $159,900 Active 72 DOM
4. 2026-11-05
   days on market $159,900 Active 71 DOM
5. 2026-11-04
   days on market $159,900 Active 70 DOM
6. 2026-11-02
   days on market $159,900 Active 68 DOM
7. 2026-11-01
   days on market $159,900 Active 67 DOM
8. 2026-10-31
   days on market $159,900 Active 66 DOM
9. 2026-10-30
   days on market $159,900 Active 65 DOM
10. 2026-10-29
    days on market $159,900 Active 64 DOM
11. 2026-10-28
    days on market $159,900 Active 63 DOM
12. 2026-10-27
    days on market $159,900 Active 62 DOM
13. 2026-10-26
    days on market $159,900 Active 61 DOM
14. 2026-10-25
    days on market $159,900 Active 60 DOM
15. 2026-10-24
    days on market $159,900 Active 59 DOM
16. 2026-10-23
    days on market $159,900 Active 58 DOM
17. 2026-10-22
    days on market $159,900 Active 57 DOM
18. 2026-10-21
    days on market $159,900 Active 56 DOM
19. 2026-10-20
    days on market $159,900 Active 55 DOM
20. 2026-10-19
    days on market $159,900 Active 54 DOM
21. 2026-10-18
    days on market $159,900 Active 53 DOM
22. 2026-10-17
    days on market $159,900 Active 52 DOM
23. 2026-10-16
    days on market $159,900 Active 51 DOM
24. 2026-10-15
    days on market $159,900 Active 50 DOM
25. 2026-10-14
    days on market $159,900 Active 49 DOM
26. 2026-10-13
    days on market $159,900 Active 48 DOM
27. 2026-10-12
    days on market $159,900 Active 47 DOM
28. 2026-10-11
    days on market $159,900 Active 46 DOM
29. 2026-10-10
    days on market $159,900 Active 45 DOM
30. 2026-10-09
    days on market $159,900 Active 44 DOM
31. 2026-10-08
    days on market $159,900 Active 43 DOM
32. 2026-10-07
    days on market $159,900 Active 42 DOM
33. 2026-10-06
    days on market $159,900 Active 41 DOM
34. 2026-10-05
    days on market $159,900 Active 40 DOM
35. 2026-10-04
    days on market $159,900 Active 39 DOM
36. 2026-10-04
    days on market $159,900 Active 38 DOM
37. 2026-10-02
    days on market $159,900 Active 37 DOM
38. 2026-10-01
    days on market $159,900 Active 36 DOM
39. 2026-09-30
    days on market $159,900 Active 35 DOM
40. 2026-09-29
    days on market $159,900 Active 34 DOM
41. 2026-09-28
    days on market $159,900 Active 33 DOM
42. 2026-09-27
    days on market $159,900 Active 32 DOM
43. 2026-09-26
    days on market $159,900 Active 31 DOM
44. 2026-09-25
    days on market $159,900 Active 30 DOM
45. 2026-09-24
    days on market $159,900 Active 29 DOM
46. 2026-09-24
    days on market $159,900 Active 28 DOM
47. 2026-09-22
    days on market $159,900 Active 27 DOM
48. 2026-09-21
    days on market $159,900 Active 26 DOM
49. 2026-09-20
    days on market $159,900 Active 25 DOM
50. 2026-09-19
    days on market $159,900 Active 24 DOM

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

Taxation est. · year 1

• Rental income: $22,171
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,652
• Taxable income: $1,817
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,819/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

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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%

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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%
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: —

Market trends

• HPI YoY: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

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

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