1835 Conewago Creek Rd · Manchester, PA 17345

$169,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 86 Days on market

Built 1920 9,500 sqft lot $155/sqft · 23% below area Est $220k · 23% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

Key facts

• 9,500 sq ft lot
• Built 1920
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.6% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.8% in Manchester — 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 78/100 on livability (#288 in PA, #2,532 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,328 units permitted in York County in 2024 (338 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $170k implies a 482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $220,462
• List price: $169,900
• Delta: -22.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5385 & 5381 N George St Ext	0.24mi	3/1.0	1,189 (+8%)	0mo	$286,001	$241	75
1055 2nd Ave	0.35mi	3/1.5	1,120 (+2%)	8mo	$230,000	$205	72
1150 Conewago Ave	0.50mi	2/1.0 (-1)	1,150 (+5%)	1mo	$240,000	$209	63
612 Park St	0.28mi	4/2.0 (+1)	1,164 (+6%)	11mo	$365,000	$314	58
1200 Conewago Ave	0.41mi	4/1.0 (+1)	996 (-9%)	18mo	$216,000	$217	45
5205 N George Extension St	0.51mi	3/1.0	1,214 (+11%)	18mo	$287,900	$237	43
5280 Board Rd	0.73mi	3/2.0	1,180 (+8%)	9mo	$258,000	$219	42

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,142
• Equity at exit: $25,333

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,912
• Equity at exit: $14,690

Cash invested: $47,572 (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 17345

• Home prices YoY: -16.8%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$891
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $210

Break-even live

Break-even rent $1,423

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Malvern Dr Manchester, PA	3.0	2.0	1118	$1,895	$1.69	13d	1	0.94mi
70 Pavillion Dr Manchester, PA	1.0–2.0	1.0	797	$1,312	$1.65	13d	4	1.08mi
4000 Emerson Dr Mount Wolf, PA	1.0–3.0	1.0–2.5	1196	$2,215	$1.85	13d	18	1.29mi
55 N Liverpool St Manchester, PA	2.0	1.0	740	$1,040	$1.41	20d	1	1.47mi
102 S Third St Manchester, PA	3.0	1.5	1280	$1,625	$1.27	13d	1	1.49mi

Listing history 32 events

1. 2026-05-30
   status $169,900 Pending 86 DOM
2. 2026-05-13
   price $169,900 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

3. 2026-05-05
   price $175,000 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

4. 2026-05-05
   status Active 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

5. 2026-03-25
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

6. 2026-03-25
   price $177,000 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

7. 2026-03-24
   price $167,000 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

8. 2026-03-08
   status Active 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

9. 2026-03-06
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

10. 2026-03-04
    price $175,000 664-char remark

    Show marketing remark (664 chars)

    Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

11. 2026-02-17
    price $185,000 664-char remark

    Show marketing remark (664 chars)

    Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

12. 2026-01-31
    price $189,900 664-char remark

    Show marketing remark (664 chars)

    Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

13. 2026-01-21
    listed $194,900 Active 664-char remark

    Show marketing remark (664 chars)

    Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

14. 2026-01-16
    historical $194,900 664-char remark

    Show marketing remark (664 chars)

    Professional photos will be added once the home goes active. Charming 3 BR / 2 BA home located directly across from scenic Conewago Creek . enjoy peaceful water views . Thoughtfully laid out living space with a living room, eat-in kitchen, and primary suite with private bath. Two additional bedrooms and a second full bath provide comfortable family living. Covered front porch and yard perfect for relaxing outdoors. Off-street parking and convenient location close to schools, shopping, and commuter routes. Recent updates and features include , flooring, appliances, kitchen . . Don't miss this rare creekside opportunity — schedule your showing today!

15. 2017-04-04
    soldstatus $29,200 246-char remark

    Show marketing remark (246 chars)

    Ranch Style home with a view of the Conewago Creek. Large covered front porch for relaxing summer evenings! Updated gas furnace & hot water heater. Needs work, but nice little investment property or affordable small home. Take a look today!

16. 2017-03-05
    historical 246-char remark

    Show marketing remark (246 chars)

    Ranch Style home with a view of the Conewago Creek. Large covered front porch for relaxing summer evenings! Updated gas furnace & hot water heater. Needs work, but nice little investment property or affordable small home. Take a look today!

17. 2016-10-21
    listed $32,900 246-char remark

    Show marketing remark (246 chars)

    Ranch Style home with a view of the Conewago Creek. Large covered front porch for relaxing summer evenings! Updated gas furnace & hot water heater. Needs work, but nice little investment property or affordable small home. Take a look today!

18. 2016-08-31
    historical
19. 2016-01-18
    listed $32,900
20. 2015-12-31
    historical
21. 2015-05-17
    listed $49,900
22. 2015-02-03
    historical
23. 2014-08-02
    listed $57,000
24. 2012-07-16
    historical
25. 2012-01-19
    listed $52,900
26. 2011-02-23
    soldstatus $33,000
27. 2011-02-18
    soldstatus $33,000
28. 2011-02-01
    historical
29. 2010-11-26
    listed $33,000
30. 2010-11-24
    historical
31. 2010-05-24
    listed $39,000
32. 1995-12-04
    soldstatus $47,500

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,983 · $165/mo
• Expected delta: +$701/yr (+$58/mo · 54.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,269
• − Mortgage interest: −$9,517
• − Property taxes: −$1,281
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,943
• Taxable loss: −$231
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,579/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Manchester

• Score: 78/100
• State rank: #288
• US rank: #2532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,106

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Black 4% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.05%
• Current HPI: 258.0184
• 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

+257.7% since first listed

31 events — show timeline

• 2026-05-13 Price Changed $169,900 BRIGHT MLS
• 2026-05-05 Price Changed $175,000 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-03-25 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $177,000 BRIGHT MLS
• 2026-03-24 Price Changed $167,000 BRIGHT MLS
• 2026-03-08 Relisted — BRIGHT MLS
• 2026-03-06 Pending — BRIGHT MLS
• 2026-03-04 Price Changed $175,000 BRIGHT MLS
• 2026-02-17 Price Changed $185,000 BRIGHT MLS
• 2026-01-31 Price Changed $189,900 BRIGHT MLS
• 2026-01-21 Listed $194,900 BRIGHT MLS
• 2026-01-16 Coming Soon $194,900 BRIGHT MLS
• 2017-04-04 Sold (MLS) $29,200 BRIGHT MLS
• 2017-03-05 Listing Removed — BRIGHT MLS
• 2016-10-21 Listed $32,900 BRIGHT MLS
• 2016-08-31 Listing Removed — BRIGHT MLS
• 2016-01-18 Listed $32,900 BRIGHT MLS
• 2015-12-31 Listing Removed — BRIGHT MLS
• 2015-05-17 Listed $49,900 BRIGHT MLS
• 2015-02-03 Listing Removed — BRIGHT MLS
• 2014-08-02 Listed $57,000 BRIGHT MLS
• 2012-07-16 Listing Removed — BRIGHT MLS
• 2012-01-19 Listed $52,900 BRIGHT MLS
• 2011-02-23 Sold (Public Records) $33,000 Public Records
• 2011-02-18 Sold (MLS) $33,000 BRIGHT MLS
• 2011-02-01 Listing Removed — BRIGHT MLS
• 2010-11-26 Listed $33,000 BRIGHT MLS
• 2010-11-24 Listing Removed — BRIGHT MLS
• 2010-05-24 Listed $39,000 BRIGHT MLS
• 1995-12-04 Sold (Public Records) $47,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,281 · +1.6% YoY. Source: county tax records.