14 Laura Ct · East Drumore, PA 17566

$70,000

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 128 Days on market

Built 1988 $71/sqft · 77% below area ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated mobile home offers three spacious bedrooms and modern upgrades throughout. The bright, open layout creates a welcoming atmosphere perfect for everyday living. Enjoy the convenience of a private driveway with ample parking. Nestled in a small, quiet community, this home provides both comfort and privacy in an ideal setting.

Key facts

• Private driveway
• Quiet community
• Built 1988

Tags

• RENOVATED MOBILE HOME
• PRIVATE DRIVEWAY
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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. 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: 2.45% ✓
• Cap rate: 21.25%
• Cash-on-cash: 53.43%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $304,915
• List price: $70,000
• Delta: -77.04%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.5%
• Equity multiple: 3.26×
• Total profit: $44,268
• Equity at exit: $10,437

10-year hold

• IRR: 56.9%
• Equity multiple: 6.62×
• Total profit: $110,228
• Equity at exit: $6,052

Cash invested: $19,600 (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 17566

• Active inventory: 50
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $873

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 128 DOM
2. 2026-06-17
   days on market $70,000 Active 127 DOM
3. 2026-06-16
   days on market $70,000 Active 126 DOM
4. 2026-06-15
   days on market $70,000 Active 125 DOM
5. 2026-06-14
   days on market $70,000 Active 123 DOM
6. 2026-06-13
   days on market $70,000 Active 122 DOM
7. 2026-06-10
   days on market $70,000 Active 120 DOM
8. 2026-06-09
   days on market $70,000 Active 119 DOM
9. 2026-06-08
   days on market $70,000 Active 118 DOM
10. 2026-06-07
    days on market $70,000 Active 117 DOM
11. 2026-06-03
    days on market $70,000 Active 113 DOM
12. 2026-06-02
    days on market $70,000 Active 112 DOM
13. 2026-06-01
    days on market $70,000 Active 111 DOM
14. 2026-05-31
    days on market $70,000 Active 110 DOM
15. 2026-05-30
    days on market $70,000 Active 109 DOM
16. 2026-05-10
    price $70,000 351-char remark

    Show marketing remark (351 chars)

    This beautifully renovated mobile home offers three spacious bedrooms and modern upgrades throughout. The bright, open layout creates a welcoming atmosphere perfect for everyday living. Enjoy the convenience of a private driveway with ample parking. Nestled in a small, quiet community, this home provides both comfort and privacy in an ideal setting.

17. 2026-02-10
    listed $75,000 Active 351-char remark

    Show marketing remark (351 chars)

    This beautifully renovated mobile home offers three spacious bedrooms and modern upgrades throughout. The bright, open layout creates a welcoming atmosphere perfect for everyday living. Enjoy the convenience of a private driveway with ample parking. Nestled in a small, quiet community, this home provides both comfort and privacy in an ideal setting.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,605
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$2,036
• Taxable income: $9,951
• Est. tax owed @ 24.0%: −$2,388
• After-tax cash flow: $8,085/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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — East Drumore

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

Census & demographics

• Population (ZIP): 12,276

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Polish 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 77% English-only · German/W. Germanic 17% Spanish 2% Vietnamese 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: ▼ -146.74%
• Current HPI: 262.7066
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-10 Price Changed $70,000 BRIGHT MLS
• 2026-02-10 Listed $75,000 BRIGHT MLS

Property tax history

-6.7%/yr

Latest (2026): $139 · +5.0% YoY. Source: county tax records.