278 Greenbriar Rd · Spring, PA 17024

$175,000

3 bd · 2.0 ba · 2,244 sqft · Manufactured public records · 1 Days on market

Built 1997 1.63 ac lot

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Why this score? — see what drove the D 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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is going to onsite auction 7/25/2026 at 12:00 PM. FINAL SALES PRICE WHICH WILL BE BY SELLER CONFIRMATION DAY OF AUCTION. Terms: Down payment of $20,000 required day of auction. Settlement on or before 9/25/2026. Transfer taxes to be paid by buyer. Real Estate taxes shall be prorated. .. .. . Set on 1.63 acres, this well-maintained 3,372 sq. ft. ranch home offers space, flexibility, and a variety of potential uses. The home features 4 bedrooms and 3 full baths, with tasteful décor and comfortable living areas throughout. A spacious great room with a fireplace serves as the heart of the home and opens directly to the outdoor entertaining area, where you'll find an above-g

Key facts

• 1.63 acres
• Fish pond
• Spacious great room

Tags

• 1.63 ACRES
• SPACIOUS GREAT ROOM
• OUTDOOR ENTERTAINING AREA
• ABOVE-GROUND POOL
• FISH POND
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Attached front-entry, oversized 2-car garage with inside access (garage in basement); Gravel driveway
• Utilities: Well water; On-site septic; Electric service (200+ amp); Electric available, phone available, sewer available, water available
• Home design: Detached property; Rural location; Facing information not specified; Year built estimated
• Construction: Vinyl siding; Block foundation; Architectural shingle roof
• Exterior features: Personal above-ground filtered pool; Stable(s) and horses allowed; Run-in shed; Greenhouse; Outside entrance and walkout-level basement; Two or more access exits; Paved road frontage

Interior

• Kitchen: Refrigerator; Electric oven/range
• Bedrooms: Three bedrooms on the main level; Rooms include: Master Bedroom, Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level; Total of two full bathrooms
• Heating & cooling: Central heating; Wood-burning stove; Heating fuel: electric, wood, coal; Ductless / mini-split cooling (electric); Electric hot water
• Interior features: Second kitchen; Ceiling fans; Drywall and vaulted ceilings; Has fireplace (gas/propane, 1 total)
• Laundry & utility: Main floor laundry; Laundry present; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (15.8% below list).
• Recommended offer: $147k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Perry Ms (math 23% / reading 61%, grade D-, #221 of 512 statewide, top 45%, 496 students, 52% FRL); West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the West Perry SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 5 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $175k implies a 617% gain — meaningful room to come down on a strong offer.

Recommended offer $147,405 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $2,892
• Equity at exit: $68,220

10-year hold

• IRR: 5.3%
• Equity multiple: 1.72×
• Total profit: $35,038
• Equity at exit: $97,624

Cash invested: $49,000 (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 17024

• Home prices YoY: 1.2%
• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$306 /mo · $3,674/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-132

Break-even live

Break-even rent $1,642

Max offer price $151,629

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 692-char remark
2. 2026-06-17
   listed $175,000 Coming Soon 1 DOM

ⓘ 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: $3,674 · $306/mo
• Projected year-2 tax: $3,674 · $306/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,689
• − Mortgage interest: −$9,803
• − Property taxes: −$3,674
• − Insurance: −$875
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$5,091
• Taxable loss: −$4,584
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $-487/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Spring

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

Census & demographics

• Population (ZIP): 1,783

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Polish 16% Romanian 4% Iranian 2%
• Languages at home: 81% English-only · German/W. Germanic 19%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 162.7932
• 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

+291.5% since first listed

3 events — show timeline

• 2026-06-17 Coming Soon $175,000 BRIGHT MLS
• 1997-10-10 Sold (Public Records) $24,400 Public Records
• 1995-11-01 Sold (Public Records) $44,700 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,674 · -8.8% YoY. Source: county tax records.