108 Summers Dr · Lancaster, PA 17601

$209,900

3 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 5 Days on market

Built 2005 8,712 sqft lot $132/sqft · 27% above area Est $165k · 27% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 108 Summers Drive! One of the largest models in the community, this beautifully updated 3-bedroom, 2-bath home offers spacious one-floor living with an impressive list of upgrades throughout. From the moment you step inside, the updated LVP flooring and open, functional layout create a warm and inviting feel that makes this home stand out. The fully renovated kitchen is truly the heart of the home, featuring Corian countertops, tile backsplash, a butcher block island, newer appliances, and the perfect setup for both everyday living and entertaining. The spacious primary suite offers a private retreat with a walk-in shower, soaking tub, and excellent storage, creating a comfortabl

Key facts

• Corian countertops
• Soaking tub
• Updated lvp flooring

Tags

• UPDATED LVP FLOORING
• FULLY RENOVATED KITCHEN
• CORIAN COUNTERTOPS
• BUTCHER BLOCK ISLAND
• WALK-IN SHOWER
• SOAKING TUB

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed (dogs and cats; number limit applies)
• Financial info: Ground rent: $600 monthly; Ownership interest: Ground rent
• HOA & community: Association fee covers common area maintenance; Community pool

Exterior

• Parking: Assigned parking in a parking lot; 2 total parking/garage spaces (2 assigned, 2 parking lot spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured/modular home; Vinyl siding; Shingle roof; Located on a cul-de-sac; Property in excellent condition; Ground rent tenancy (monthly ground rent exists)
• Construction: Manufactured structure; Vinyl siding construction; Shingle roof; Year of major remodel/renovation: 2024 (year built estimated)
• Exterior features: Exterior lighting; Extensive hardscape; Outbuilding(s); Deck(s); Screened porch

Interior

• Kitchen: Built-in microwave; Built-in range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: 90% efficient forced-air heating (natural gas); Central air conditioning (electric); 200+ amp electrical service
• Interior features: Soaking tub; Walk-in shower in bathroom; Ceiling fans; Dining area; Kitchen island; Master bath; Pantry; Upgraded countertops; Drywall walls and ceilings; Not furnished
• Laundry & utility: Washer and dryer on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.8% vs local median 4.2% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• 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: Rents rising (+4.0%/yr); 321 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $209,900

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: 1.04% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (median comp): $165,425
• List price: $209,900
• Delta: 26.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,977
• Equity at exit: $31,297

10-year hold

• IRR: 8.8%
• Equity multiple: 1.70×
• Total profit: $41,424
• Equity at exit: $18,148

Cash invested: $58,772 (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 →

ZIP-level market 17601

• Rents YoY: 4.0%
• Active inventory: 321
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $438

Break-even live

Break-even rent $1,636

Max offer price $209,900

Occupancy floor 75%

Sensitivity live

Price	-10% $557	-5% $497	+0% $438	+5% $379	+10% $319
Rent	-10% $265	-5% $351	+0% $438	+5% $525	+10% $611
Rate	-1.0pp $544	-0.5pp $491	base $438	+0.5pp $384	+1.0pp $328

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Princess Anne Dr Lancaster, PA	4.0	2.0	1352	$2,400	$1.78	44d	1	1.33mi
2165 Old Philadelphia Pike Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	44d	1	1.39mi
131 Highview Dr Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	44d	1	1.40mi
2165 Old Philadelphia Pike Unit 30 Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	14d	1	1.41mi
316 Laurel Oak Ln Lancaster, PA	4.0	2.0	2234	$2,750	$1.23	44d	1	1.43mi

Listing history 2 events

1. 2026-05-04
   status Pending 1654-char remark
2. 2026-04-29
   listed $209,900 Active 1654-char remark

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$1,031/yr (+$86/mo · 82.2%)

ⓘ 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 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,289
• − Mortgage interest: −$11,758
• − Property taxes: −$1,254
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$6,106
• Taxable income: $1,915
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $4,796/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 — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 176,170
• 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

2 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-29 Listed $209,900 BRIGHT MLS

Property tax history

-0.7%/yr

Latest (2026): $1,254 · +4.5% YoY. Source: county tax records.