80 Country Acres Park Tp · West Myerstown, PA 17067

$130,000

4 bd · 2.0 ba · 1,932 sqft · SingleFamily · 26 Days on market

Built 1999 Good condition

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 3-bedroom, 1-bath home located in Country Acres Park. This 924 sq ft property offers a modern open layout with updated flooring, contemporary black kitchen cabinetry, white subway tile backsplash, and abundant natural light throughout. The spacious living and dining areas feature a stylish accent wall and updated lighting, creating a warm and inviting atmosphere. The kitchen provides ample cabinet space and functionality, perfect for everyday living. Additional highlights include mini-split systems for efficient heating and cooling, a private driveway, and a covered porch ideal for relaxing outdoors. Buyer must receive park approval through Country Acres Park management. Conveniently located with easy access to major routes, shopping, and local amenities. Move-in ready and thoughtfully updated throughout. Owner is a licensed Pennsylvania real estate agent.

Key facts

• Large living room
• Cozy family room
• Dining room

Tags

• LARGE LIVING ROOM
• DINING ROOM
• KITCHEN WITH ISLAND
• COZY FAMILY ROOM
• WOOD BURNING FIREPLACE
• EN SUITE BATH

Property features AI

Finance

• Other: Ownership is subject to ground rent; Improvement assessed value listed (assessor source)
• Financial info: Ground rent exists: monthly ground rent of $460; Annual ground rent listed as income/expense item
• HOA & community: Association covers road maintenance, snow removal, and common area maintenance; Country Acres park; Property manager present

Exterior

• Parking: Private asphalt driveway; Two off-street parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water; Cable TV available
• Home design: Manufactured double-wide home (Redman); Single-story entry level; Shingle roof; Vinyl siding; Not in a federal flood zone
• Construction: Vinyl siding construction; Shingle roof; Other type foundation; Building not winterized; Double-wide mobile home, approximately 27' x 68'; Estimated year built
• Exterior features: Exterior lighting; Deck(s); Shed; Ramp to main level

Interior

• Kitchen: Gas oven/range; Refrigerator; Dishwasher; Kitchen island
• Bedrooms: Four bedrooms (all on the main level); Entry-level bedroom
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Tub shower; Kitchen island; Master bathroom; Recessed lighting; Walk-in closets; Window treatments; Paneled walls
• Laundry & utility: Front-loading washer; Front-loading dryer; Main-floor laundry; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Zoned schools: Jackson El Sch (206 students, 47% FRL); Eastern Lebanon Co Ms (math 12% / reading 47%, grade F, #385 of 512 statewide, top 76%, 613 students, 44% FRL); Eastern Lebanon Co Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 757 students, 37% FRL) — zoned schools average 43% FRL vs 25% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $80k; list at $130k implies a 63% 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 $128,050 (1.5% below list)

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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $295,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Primrose Xing	0.57mi	3/3.0 (-1)	1,961 (+2%)	1mo	$259,000	$132	61
1 Thorndale Dr	0.47mi	3/2.0 (-1)	1,792 (-7%)	3mo	$279,900	$156	59
36 Rosemont Dr	0.51mi	3/2.0 (-1)	1,793 (-7%)	1mo	$275,000	$153	58
6 Springhouse Dr	0.58mi	3/2.0 (-1)	1,820 (-6%)	0mo	$259,000	$142	58
3 Arbor Dr	0.51mi	3/2.0 (-1)	1,793 (-7%)	7mo	$285,000	$159	54
16 Rosemont Dr	0.64mi	3/2.0 (-1)	1,847 (-4%)	7mo	$275,000	$149	52
15 Lakeview Dr	0.42mi	3/2.0 (-1)	1,652 (-14%)	0mo	$245,000	$148	51
14 Rosemont Dr	0.66mi	3/2.0 (-1)	1,871 (-3%)	11mo	$260,000	$139	50
14 Bower Dr	0.62mi	3/2.0 (-1)	1,793 (-7%)	6mo	$285,000	$159	49
47 Arbor Dr	0.71mi	3/2.0 (-1)	1,668 (-14%)	1mo	$249,900	$150	38
5 Bower Dr	0.66mi	3/2.0 (-1)	1,724 (-11%)	10mo	$275,000	$160	38
17 Greenbriar Dr	0.67mi	3/2.0 (-1)	1,684 (-13%)	10mo	$259,900	$154	34

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $9,518
• Equity at exit: $19,383

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $47,743
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $480

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 68%

Sensitivity live

Price	-10% $570	-5% $525	+0% $480	+5% $435	+10% $390
Rent	-10% $342	-5% $411	+0% $480	+5% $549	+10% $618
Rate	-1.0pp $545	-0.5pp $513	base $480	+0.5pp $446	+1.0pp $412

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-13
   statusdays on market $130,000 Pending 26 DOM
2. 2026-06-10
   days on market $130,000 Active 25 DOM
3. 2026-06-09
   days on market $130,000 Active 24 DOM
4. 2026-06-08
   days on market $130,000 Active 23 DOM
5. 2026-06-07
   days on market $130,000 Active 22 DOM
6. 2026-06-05
   days on market $130,000 Active 19 DOM
7. 2026-06-03
   days on market $130,000 Active 18 DOM
8. 2026-06-02
   days on market $130,000 Active 17 DOM
9. 2026-06-01
   days on market $130,000 Active 16 DOM
10. 2026-05-31
    days on market $130,000 Active 15 DOM
11. 2026-05-30
    days on market $130,000 Active 14 DOM
12. 2026-05-20
    soldstatus $79,900 Closed 890-char remark

    Show marketing remark (890 chars)

    Beautifully renovated 3-bedroom, 1-bath home located in Country Acres Park. This 924 sq ft property offers a modern open layout with updated flooring, contemporary black kitchen cabinetry, white subway tile backsplash, and abundant natural light throughout. The spacious living and dining areas feature a stylish accent wall and updated lighting, creating a warm and inviting atmosphere. The kitchen provides ample cabinet space and functionality, perfect for everyday living. Additional highlights include mini-split systems for efficient heating and cooling, a private driveway, and a covered porch ideal for relaxing outdoors. Buyer must receive park approval through Country Acres Park management. Conveniently located with easy access to major routes, shopping, and local amenities. Move-in ready and thoughtfully updated throughout. Owner is a licensed Pennsylvania real estate agent.

13. 2026-05-17
    listed $130,000 Active
14. 2026-05-04
    soldstatus $80,000 Closed 302-char remark

    Show marketing remark (302 chars)

    Welcome to your new home! This 2bedroom 2 bathroom home is located in Country Acres Gold Park a 55+ community. Newer furnace and water heater, newer flooring in the kitchen, and pipes have been recently been wrapped. Home has been well cared for! Park approval is required. Schedule your showing today!

15. 2026-03-21
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Welcome to your new home! This 2bedroom 2 bathroom home is located in Country Acres Gold Park a 55+ community. Newer furnace and water heater, newer flooring in the kitchen, and pipes have been recently been wrapped. Home has been well cared for! Park approval is required. Schedule your showing today!

16. 2026-03-19
    status Pending 890-char remark

    Show marketing remark (890 chars)

    Beautifully renovated 3-bedroom, 1-bath home located in Country Acres Park. This 924 sq ft property offers a modern open layout with updated flooring, contemporary black kitchen cabinetry, white subway tile backsplash, and abundant natural light throughout. The spacious living and dining areas feature a stylish accent wall and updated lighting, creating a warm and inviting atmosphere. The kitchen provides ample cabinet space and functionality, perfect for everyday living. Additional highlights include mini-split systems for efficient heating and cooling, a private driveway, and a covered porch ideal for relaxing outdoors. Buyer must receive park approval through Country Acres Park management. Conveniently located with easy access to major routes, shopping, and local amenities. Move-in ready and thoughtfully updated throughout. Owner is a licensed Pennsylvania real estate agent.

17. 2026-03-07
    listed $79,999 Active 890-char remark

    Show marketing remark (890 chars)

    Beautifully renovated 3-bedroom, 1-bath home located in Country Acres Park. This 924 sq ft property offers a modern open layout with updated flooring, contemporary black kitchen cabinetry, white subway tile backsplash, and abundant natural light throughout. The spacious living and dining areas feature a stylish accent wall and updated lighting, creating a warm and inviting atmosphere. The kitchen provides ample cabinet space and functionality, perfect for everyday living. Additional highlights include mini-split systems for efficient heating and cooling, a private driveway, and a covered porch ideal for relaxing outdoors. Buyer must receive park approval through Country Acres Park management. Conveniently located with easy access to major routes, shopping, and local amenities. Move-in ready and thoughtfully updated throughout. Owner is a licensed Pennsylvania real estate agent.

18. 2026-03-06
    historical $79,999 890-char remark

    Show marketing remark (890 chars)

    Beautifully renovated 3-bedroom, 1-bath home located in Country Acres Park. This 924 sq ft property offers a modern open layout with updated flooring, contemporary black kitchen cabinetry, white subway tile backsplash, and abundant natural light throughout. The spacious living and dining areas feature a stylish accent wall and updated lighting, creating a warm and inviting atmosphere. The kitchen provides ample cabinet space and functionality, perfect for everyday living. Additional highlights include mini-split systems for efficient heating and cooling, a private driveway, and a covered porch ideal for relaxing outdoors. Buyer must receive park approval through Country Acres Park management. Conveniently located with easy access to major routes, shopping, and local amenities. Move-in ready and thoughtfully updated throughout. Owner is a licensed Pennsylvania real estate agent.

19. 2026-03-05
    price $89,000 302-char remark

    Show marketing remark (302 chars)

    Welcome to your new home! This 2bedroom 2 bathroom home is located in Country Acres Gold Park a 55+ community. Newer furnace and water heater, newer flooring in the kitchen, and pipes have been recently been wrapped. Home has been well cared for! Park approval is required. Schedule your showing today!

20. 2026-02-25
    soldstatus $130,000 Closed
21. 2026-02-19
    listed $95,000 Active 302-char remark

    Show marketing remark (302 chars)

    Welcome to your new home! This 2bedroom 2 bathroom home is located in Country Acres Gold Park a 55+ community. Newer furnace and water heater, newer flooring in the kitchen, and pipes have been recently been wrapped. Home has been well cared for! Park approval is required. Schedule your showing today!

22. 2026-01-27
    status Pending
23. 2026-01-26
    listed $130,000 Active
24. 2026-01-23
    historical $130,000
25. 2025-11-07
    soldstatus $89,000 Closed
26. 2025-09-26
    status Pending
27. 2025-09-22
    historical Active Under Contract
28. 2025-09-19
    listed $89,900 Active
29. 2025-09-17
    historical $89,900
30. 2021-04-23
    soldstatus $46,500 Closed
31. 2021-03-31
    status Pending
32. 2021-03-18
    historical Active Under Contract
33. 2021-03-04
    listed $49,900 Active

ⓘ 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: $20,934
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$3,782
• Taxable income: $3,921
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,816/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-family home in Country Acres Park is in good condition with recent updates, making it a good investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — updates the home's look and feel

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — updates the home's look and feel ↑

ⓘ 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

+60.1% since first listed

22 events — show timeline

• 2026-05-20 Sold (MLS) $79,900 BRIGHT MLS
• 2026-05-17 Listed $130,000 BRIGHT MLS
• 2026-05-04 Sold (MLS) $80,000 BRIGHT MLS
• 2026-03-21 Pending — BRIGHT MLS
• 2026-03-19 Pending — BRIGHT MLS
• 2026-03-07 Listed $79,999 BRIGHT MLS
• 2026-03-06 Coming Soon $79,999 BRIGHT MLS
• 2026-03-05 Price Changed $89,000 BRIGHT MLS
• 2026-02-25 Sold (MLS) $130,000 BRIGHT MLS
• 2026-02-19 Listed $95,000 BRIGHT MLS
• 2026-01-27 Pending — BRIGHT MLS
• 2026-01-26 Listed $130,000 BRIGHT MLS
• 2026-01-23 Coming Soon $130,000 BRIGHT MLS
• 2025-11-07 Sold (MLS) $89,000 BRIGHT MLS
• 2025-09-26 Pending — BRIGHT MLS
• 2025-09-22 Contingent — BRIGHT MLS
• 2025-09-19 Listed $89,900 BRIGHT MLS
• 2025-09-17 Coming Soon $89,900 BRIGHT MLS
• 2021-04-23 Sold (MLS) $46,500 BRIGHT MLS
• 2021-03-31 Pending — BRIGHT MLS
• 2021-03-18 Contingent — BRIGHT MLS
• 2021-03-04 Listed $49,900 BRIGHT MLS