111 N Ramona Rd Lot 82 · West Myerstown, PA 17067

$44,000

3 bd · 2.0 ba · 938 sqft · SingleFamily · 43 Days on market

Built 1998 Poor condition $47/sqft · 26% below area Est $60k · 26% under ↓ 2% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the Country Acres Manufactured Park, this 3-bedroom, 2 full bathroom home offers great potential for the right buyer. The property is being sold as-is and is in need of TLC, making it a perfect opportunity to add your personal touch or investment value. Enjoy outdoor living on the covered deck—ideal for relaxing evenings, rain or shine—with a charming small pond located just off to the side for added tranquility. Monthly lot rent is $519. Park approval is required for all buyers. Please have your agent obtain the park rules and regulations, as well as the park manager’s contact information for the application process. Don’t miss this opportunity to create your own space in a peaceful community setting!

Key facts

• Covered deck
• Small pond
• 2 parking spots

Tags

• COVERED DECK
• SMALL POND
• PEACEFUL COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.9% vs local median 4.3% in West Myerstown — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eastern Lebanon County SD (rural): math 27% / reading 50% proficiency, ranked #360 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 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 $304 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (12%) 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 $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.78% ✓
• Cap rate: 33.88%
• Cash-on-cash: 98.53%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

• ARV (median comp): $59,820
• List price: $44,000
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 E Kercher Ave, Lot #27	0.20mi	2/1.0 (-1)	924 (-2%)	9mo	$59,500	$64	71
1300 E Kercher Ave Lot 10	0.16mi	2/2.0 (-1)	1,022 (+9%)	12mo	$47,400	$46	63
1300 E Kercher Ave #83	0.16mi	2/2.0 (-1)	1,078 (+15%)	0mo	$80,000	$74	62
1300 E Kercher Ave #32	0.20mi	2/1.0 (-1)	1,024 (+9%)	6mo	$86,000	$84	61
1300 E Kercher Ave Lot 53	0.16mi	2/2.0 (-1)	1,066 (+14%)	13mo	$80,000	$75	54
101 W Center Ave	0.20mi	2/1.0 (-1)	816 (-13%)	9mo	$125,000	$153	52

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: 99.6%
• Equity multiple: 5.65×
• Total profit: $57,324
• Equity at exit: $6,561

10-year hold

• IRR: —
• Equity multiple: 11.79×
• Total profit: $132,980
• Equity at exit: $3,804

Cash invested: $12,320 (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 17067

• Active inventory: 65
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $1,012

Break-even live

Break-even rent $385

Max offer price $44,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,042	-5% $1,027	+0% $1,012	+5% $996	+10% $981
Rent	-10% $880	-5% $946	+0% $1,012	+5% $1,077	+10% $1,143
Rate	-1.0pp $1,034	-0.5pp $1,023	base $1,012	+0.5pp $1,000	+1.0pp $989

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   price $44,000 746-char remark

   Show marketing remark (746 chars)

   Nestled in the Country Acres Manufactured Park, this 3-bedroom, 2 full bathroom home offers great potential for the right buyer. The property is being sold as-is and is in need of TLC, making it a perfect opportunity to add your personal touch or investment value. Enjoy outdoor living on the covered deck—ideal for relaxing evenings, rain or shine—with a charming small pond located just off to the side for added tranquility. Monthly lot rent is $519. Park approval is required for all buyers. Please have your agent obtain the park rules and regulations, as well as the park manager’s contact information for the application process. Don’t miss this opportunity to create your own space in a peaceful community setting!

2. 2026-05-08
   status Pending 746-char remark

   Show marketing remark (746 chars)

   Nestled in the Country Acres Manufactured Park, this 3-bedroom, 2 full bathroom home offers great potential for the right buyer. The property is being sold as-is and is in need of TLC, making it a perfect opportunity to add your personal touch or investment value. Enjoy outdoor living on the covered deck—ideal for relaxing evenings, rain or shine—with a charming small pond located just off to the side for added tranquility. Monthly lot rent is $519. Park approval is required for all buyers. Please have your agent obtain the park rules and regulations, as well as the park manager’s contact information for the application process. Don’t miss this opportunity to create your own space in a peaceful community setting!

3. 2026-03-26
   listed $49,900 Active 746-char remark

   Show marketing remark (746 chars)

   Nestled in the Country Acres Manufactured Park, this 3-bedroom, 2 full bathroom home offers great potential for the right buyer. The property is being sold as-is and is in need of TLC, making it a perfect opportunity to add your personal touch or investment value. Enjoy outdoor living on the covered deck—ideal for relaxing evenings, rain or shine—with a charming small pond located just off to the side for added tranquility. Monthly lot rent is $519. Park approval is required for all buyers. Please have your agent obtain the park rules and regulations, as well as the park manager’s contact information for the application process. Don’t miss this opportunity to create your own space in a peaceful community setting!

4. 2025-05-27
   historical
5. 2025-05-11
   listed $45,000 Active
6. 2025-05-06
   historical

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,985
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$1,280
• Taxable income: $12,162
• Est. tax owed @ 24.0%: −$2,919
• After-tax cash flow: $9,220/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the siding and roof, and landscaping improvements. Significant potential for value increase with proper renovations.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but not inspected
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both landscaping and curb appeal — Improving the appearance can attract more buyers or renters
• Both exterior repairs — Enhancing the exterior can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but not inspected	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the appearance can attract more buyers or renters ↑
• Both exterior repairs — Enhancing the exterior can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eastern Lebanon County SD
• NCES district ID: 4208460
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $56,026
• Composite: 33.74/100
• National rank: #5371
• State rank: #360 of 539 in PA

Livability — West Myerstown

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

Census & demographics

• Population (ZIP): 15,985

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Polish 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 2%

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: ▼ -178.88%
• Current HPI: 252.0994
• 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

-2.2% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $44,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-03-26 Listed $49,900 BRIGHT MLS
• 2025-05-27 Listing Removed — BRIGHT MLS
• 2025-05-11 Listed $45,000 BRIGHT MLS
• 2025-05-06 Coming Soon — BRIGHT MLS