779 Nancy Ln · East Lampeter, PA 17601

$95,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 10 Days on market

Built 1999 $99/sqft · at area comps Est $107k · 12% under

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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
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly updated, oversized single wide modular in move in condition with all appliances staying. Features 2 bedroom, 2 baths with great floor plan. Offering a bedroom and bath at either ends of the modular. Owners have taken meticulous care of their home by installing new vinyl flooring in the LR & kitchen and laminate flooring in both bedrooms and baths. Tasteful knotting pine trim throughout with neutral colors on walls and ceilings, new ceiling fans with remotes and new light fixtures. Updated counter tops in kitchen, attractive knotty pine back splash, new faucet, upgraded hardware and hinges on oak cabinets, with overhead lighting above sink. Primary bath has been completely remode

Key facts

• Laminate flooring
• New ceiling fans
• New light fixtures

Tags

• GREAT FLOOR PLAN
• NEW VINYL FLOORING
• LAMINATE FLOORING
• KNOTTING PINE TRIM
• NEW CEILING FANS
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: Property condition listed as excellent; Pets allowed with restrictions (breed, size/weight limits, number limit; pet addendum/deposit may apply)
• Financial info: Ground rent exists and is paid monthly
• HOA & community: Community indoor pool

Exterior

• Parking: Assigned parking (2 spaces); Lighted, free assigned parking; On-street parking available
• Security: Property manager present
• Utilities: Public water; Public sewer; Natural gas available; Cable TV available; Satellite internet; Electric hot water
• Home design: Manufactured home (single wide, Champion); Estimated major remodel in 2025; Entry level on main floor
• Construction: Vinyl siding; Composite shingle roof
• Exterior features: Deck(s); Awning(s); Exterior lighting and flood lights; Outbuilding(s); Satellite dish; Street lights; Landscaped, level lot with front, side and rear yard; Rented lot (ground rent applies)

Interior

• Kitchen: Gas range/oven (self-cleaning); Range hood; Refrigerator; Disposal; Stainless steel appliances; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 100 amp electrical service with circuit breakers
• Interior features: Open floor plan with combination kitchen/dining area; Upgraded countertops; Ceiling fans; Window treatments; Skylights; Master bath with walk-in/stall shower
• Laundry & utility: Washer and dryer on the main floor; Gas dryer (front loading); High-efficiency water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Conestoga Valley SD (suburban): math 43% / reading 59% proficiency, ranked #156 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Leola El Sch (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 327 students, 63% FRL); Conestoga Valley Shs (math 75% / reading 24%, grade D+, #135 of 437 statewide, top 31%, 1,282 students, 41% FRL) — zoned schools average 52% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 321 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 + 4.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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 $95,000

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. 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.
3. 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.
4. 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: 1.90% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.48%
• DSCR: 2.71
• GRM: 4.4

CMA / ARV

• ARV (median comp): $107,450
• List price: $95,000
• Delta: -11.59%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.53×
• Total profit: $40,729
• Equity at exit: $14,165

10-year hold

• IRR: 42.9%
• Equity multiple: 5.25×
• Total profit: $112,944
• Equity at exit: $8,214

Cash invested: $26,600 (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 17601

• Rents YoY: 4.0%
• Active inventory: 321
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $853

Break-even live

Break-even rent $728

Max offer price $95,000

Occupancy floor 48%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Old Philadelphia Pike Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	43d	1	1.33mi
131 Highview Dr Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	43d	1	1.35mi
2165 Old Philadelphia Pike Unit 30 Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	13d	1	1.36mi

Listing history 4 events

1. 2026-05-18
   price $95,000 1658-char remark
2. 2026-05-12
   listed $99,000 Active 1658-char remark
3. 2024-02-15
   status Pending
4. 2024-01-31
   listed $88,000 Active

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$526/yr (+$44/mo · 117.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,693
• − Mortgage interest: −$5,321
• − Property taxes: −$448
• − Insurance: −$475
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,764
• Taxable income: $9,214
• Est. tax owed @ 24.0%: −$2,211
• After-tax cash flow: $8,025/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.

Schools (NCES district)

• District: Conestoga Valley SD
• NCES district ID: 4206480
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $56,234
• Composite: 44.15/100
• National rank: #2861
• State rank: #156 of 539 in PA

Livability — East Lampeter

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

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 56,382
• Household income: $102,435
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1296.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -383.04%
• Current HPI: 257.0336
• Rent YoY: ▲ 3.99%
• 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

+8.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-18 Price Changed $95,000 BRIGHT MLS
• 2026-05-12 Listed $99,000 BRIGHT MLS
• 2024-02-15 Pending — BRIGHT MLS
• 2024-01-31 Listed $88,000 BRIGHT MLS

Property tax history

-2.1%/yr

Latest (2026): $448 · +4.5% YoY. Source: county tax records.