105 Silverwind Ct S · Manor, PA 17603

$86,500

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 261 Days on market

Built 1996 6,000 sqft lot $94/sqft · 16% above area Est $81k · 7% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

Key facts

• 6,000 sq ft lot
• Community pool
• Built 1996

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.3% in Manor — 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 68/100 on livability (#888 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Penn Manor SD (suburban): math 52% / reading 65% proficiency, ranked #80 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 292 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $598 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 + 0.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.
• Current owner paid $15k; list at $86k implies a 481% gain — meaningful room to come down on a strong offer.

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 $76,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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: 1.85% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.45%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (median comp): $80,891
• List price: $86,500
• Delta: 6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.19×
• Total profit: $28,851
• Equity at exit: $12,897

10-year hold

• IRR: 35.4%
• Equity multiple: 3.89×
• Total profit: $69,906
• Equity at exit: $7,479

Cash invested: $24,220 (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 17603

• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$454
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $736

Break-even live

Break-even rent $666

Max offer price $86,500

Occupancy floor 49%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Manor Ridge Dr Unit 1731 Lancaster, PA	2.0	1.5	990	$1,400	$1.41	14d	1	0.30mi
250 Stone Mill Rd Lancaster, PA	1.0–3.0	1.0	1002	$1,462	$1.46	14d	1	0.41mi
700 Millersville Rd Lancaster, PA	1.0–2.0	1.0	710	$1,694	$2.39	13d	3	0.68mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	13d	6	0.83mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$2,610	$2.21	14d	1	1.04mi
1831 Hidden Ln Lancaster, PA	2.0–3.0	1.5–2.5	1182	$1,898	$1.61	14d	3	1.42mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	13d	13	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $86,500 Active 261 DOM
2. 2026-06-17
   days on market $86,500 Active 260 DOM
3. 2026-06-16
   days on market $86,500 Active 259 DOM
4. 2026-06-15
   days on market $86,500 Active 258 DOM
5. 2026-06-14
   days on market $86,500 Active 256 DOM
6. 2026-06-10
   days on market $86,500 Active 253 DOM
7. 2026-06-09
   days on market $86,500 Active 252 DOM
8. 2026-06-08
   days on market $86,500 Active 251 DOM
9. 2026-06-07
   days on market $86,500 Active 250 DOM
10. 2026-06-03
    days on market $86,500 Active 246 DOM
11. 2026-06-02
    days on market $86,500 Active 245 DOM
12. 2026-06-01
    days on market $86,500 Active 244 DOM
13. 2026-05-31
    days on market $86,500 Active 243 DOM
14. 2026-05-30
    days on market $86,500 Active 242 DOM
15. 2025-11-18
    price $86,500 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

16. 2025-10-24
    price $87,000 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

17. 2025-10-12
    price $75,000 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

18. 2025-10-08
    price $78,000 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

19. 2025-10-06
    price $85,000 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

20. 2025-10-01
    listed $87,000 Active 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

21. 2025-09-30
    historical $87,000 365-char remark

    Show marketing remark (365 chars)

    Welcome to this recently remodeled home in desirable pheasant ridge. located just outside Lancaster in Penn Manor SD. New walk in shower with grab rails. Kitchen cabinets were all new and installed just a few yrs ago. AC blows cold and furnace runs hot. Back steps were replaced last yr Shed included. Enjoy the community amenities like the pool and fitness center.

22. 2014-08-21
    historical
23. 2014-01-08
    listed $17,000
24. 2013-11-20
    historical
25. 2013-08-17
    listed $19,895
26. 2012-10-22
    historical
27. 2012-10-19
    soldstatus $14,900
28. 2012-04-09
    listed $14,900
29. 2000-07-25
    soldstatus $49,900
30. 2000-06-22
    historical
31. 2000-06-22
    listed $49,900

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$466/yr (+$39/mo · 107.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,162
• − Mortgage interest: −$4,845
• − Property taxes: −$435
• − Insurance: −$432
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$2,516
• Taxable income: $7,867
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,939/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: Penn Manor SD
• NCES district ID: 4218630
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $59,275
• Composite: 50.67/100
• National rank: #1826
• State rank: #80 of 539 in PA

Livability — Manor

• Score: 68/100
• State rank: #888
• US rank: #9450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 1,171
• Metro: Lancaster, PA
• Population (ZIP): 67,571
• Household income: $77,084
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2557.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 1% Dominican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, India
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -508.78%
• Current HPI: 289.3324
• Rent YoY: ▲ 0.47%
• 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

+73.3% since first listed

17 events — show timeline

• 2025-11-18 Price Changed $86,500 BRIGHT MLS
• 2025-10-24 Price Changed $87,000 BRIGHT MLS
• 2025-10-12 Price Changed $75,000 BRIGHT MLS
• 2025-10-08 Price Changed $78,000 BRIGHT MLS
• 2025-10-06 Price Changed $85,000 BRIGHT MLS
• 2025-10-01 Listed $87,000 BRIGHT MLS
• 2025-09-30 Coming Soon $87,000 BRIGHT MLS
• 2014-08-21 Listing Removed — BRIGHT MLS
• 2014-01-08 Listed $17,000 BRIGHT MLS
• 2013-11-20 Listing Removed — BRIGHT MLS
• 2013-08-17 Listed $19,895 BRIGHT MLS
• 2012-10-22 Listing Removed — BRIGHT MLS
• 2012-10-19 Sold (MLS) $14,900 BRIGHT MLS
• 2012-04-09 Listed $14,900 BRIGHT MLS
• 2000-07-25 Sold (MLS) $49,900 BRIGHT MLS
• 2000-06-22 Listed $49,900 BRIGHT MLS
• 2000-06-22 Listing Removed — BRIGHT MLS

Property tax history

-0.7%/yr

Latest (2026): $435 · +4.1% YoY. Source: county tax records.