456 Brendon Dr · Leola, PA 17540

$90,999

2 bd · 1.0 ba · 900 sqft · Manufactured public records · 238 Days on market

Built 2017 $101/sqft · 24% above area Est $73k · 24% over ↓ 26% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

Key facts

• Updated home
• Built 2017
• Listed 238 days

Tags

• UPDATED HOME
• LAMINATE WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $91k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#646 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime A-; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: 26 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 $629 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $44k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,079 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.80% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.33%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (median comp): $73,249
• List price: $90,999
• Delta: 24.23%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.7%
• Equity multiple: 2.24×
• Total profit: $31,671
• Equity at exit: $13,568

10-year hold

• IRR: 37.0%
• Equity multiple: 4.43×
• Total profit: $87,312
• Equity at exit: $7,868

Cash invested: $25,480 (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 17540

• Home prices YoY: -27.3%
• Active inventory: 26
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $729

Break-even live

Break-even rent $719

Max offer price $90,999

Occupancy floor 51%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   status $90,999 Pending 238 DOM
2. 2026-06-10
   days on market $90,999 Active 238 DOM
3. 2026-06-09
   days on market $90,999 Active 237 DOM
4. 2026-06-07
   days on market $90,999 Active 236 DOM
5. 2026-06-05
   remarks 627-char remark
6. 2026-06-05
   days on market $90,999 Active 233 DOM
7. 2026-06-03
   days on market $90,999 Active 232 DOM
8. 2026-06-02
   days on market $90,999 Active 231 DOM
9. 2026-06-01
   days on market $90,999 Active 230 DOM
10. 2026-05-31
    days on market $90,999 Active 229 DOM
11. 2026-05-30
    days on market $90,999 Active 228 DOM
12. 2026-05-20
    price $99,999 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

13. 2026-05-10
    price $110,000 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

14. 2026-04-28
    price $119,500 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

15. 2026-04-02
    price $122,000 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

16. 2026-03-22
    status Active 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

17. 2026-02-05
    status Pending 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

18. 2025-12-04
    price $129,999 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

19. 2025-11-28
    status Active 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

20. 2025-11-26
    historical 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

21. 2025-09-30
    price $134,999 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

22. 2025-08-28
    listed $135,000 Active 621-char remark

    Show marketing remark (621 chars)

    FINANCING OPTIONS AVAILABLE THROUGH SELLING AGENT. Please contact selling agent for more information. Seller is willing to consider sellers assist with appropriate offer. Beautifully updated 2 bed / 1 bath home featuring laminate wood flooring and many upgrades throughout. Located in a prime spot within the community, this home offers both comfort and convenience. The park is nestled in the charming town of Leola, surrounded by plenty of shopping, dining, and local amenities with easy access to public transportation. LR: $555; Sewer: $56; Water: $51; Trash: $20. One pet. Dog under 30 pounds, no dangerous breeds

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$400/yr (+$33/mo · 62.7%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,705
• − Mortgage interest: −$5,097
• − Property taxes: −$638
• − Insurance: −$455
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$2,647
• Taxable income: $7,715
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $6,896/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 — Leola

• Score: 72/100
• State rank: #646
• US rank: #6281

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

• County: Lancaster County · 390,309 people
• City population: 10,728
• Metro: Lancaster, PA
• Population (ZIP): 10,728
• Household income: $91,895
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 159.0

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 8% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Scandinavian 3% Italian 3% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 79% English-only · German/W. Germanic 10% Spanish 5% Other Asian/Pacific 2%

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: ▼ -97.94%
• Current HPI: 260.303
• 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

-25.9% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $99,999 BRIGHT MLS
• 2026-05-10 Price Changed $110,000 BRIGHT MLS
• 2026-04-28 Price Changed $119,500 BRIGHT MLS
• 2026-04-02 Price Changed $122,000 BRIGHT MLS
• 2026-03-22 Relisted — BRIGHT MLS
• 2026-02-05 Pending — BRIGHT MLS
• 2025-12-04 Price Changed $129,999 BRIGHT MLS
• 2025-11-28 Relisted — BRIGHT MLS
• 2025-11-26 Listing Removed — BRIGHT MLS
• 2025-09-30 Price Changed $134,999 BRIGHT MLS
• 2025-08-28 Listed $135,000 BRIGHT MLS

Property tax history

+0.3%/yr

Latest (2026): $638 · +5.0% YoY. Source: county tax records.