62 Ridgedale Ave · Providence, PA 17560

$59,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 26 Days on market

Built 2005 $561/mo HOA · 36% of rent

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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

Priced to sell quick - half of resale value! Book value above $55k. 2005 Skyline 28x52 Greenbriar Ephrata Y4 model. 3 walk-in closets, upgraded panel doors and wood trim package, tilt insulated windows, corner shower, 8x12 shed, 16x16 deck, tile accents. Enjoy shaded lot w/ covered rear deck and 2 car driveway. 1 pet allowed, BIG DOG ok! see 23 pictures! $51/minimum for water/sewer

Key facts

• 8x12 shed
• Walk-in closets
• Corner shower

Tags

• WALK-IN CLOSETS
• UPGRADED PANEL DOORS
• WOOD TRIM PACKAGE
• TILT INSULATED WINDOWS
• CORNER SHOWER
• 8X12 SHED

Property features AI

Finance

• Other: Not in a federal flood zone; Property condition listed as below average
• Financial info: Property assessed value information available (assessor source); Annual ground rent noted as an income/expense item
• HOA & community: Monthly ground rent/HOA fee of $561 (includes snow removal)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Community water; Private sewer; Electric hot water; 200+ amp electrical service
• Home design: Manufactured double-wide home; Greenbriar model; Entry on a single story
• Construction: Vinyl siding; Shingle/composite roof; Built on a foundation consistent with manufactured homes; No basement
• Exterior features: Patio; Deck; Shed; Rented lot (ground rent applies, paid monthly)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Breakfast area; Dining area; Built-ins; Cathedral ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% 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.
• Zoned schools: Solanco Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,081 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $30k; list at $60k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $59,001 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.62% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.48×
• Total profit: $8,019
• Equity at exit: $8,931

10-year hold

• IRR: 21.3%
• Equity multiple: 2.84×
• Total profit: $30,817
• Equity at exit: $5,179

Cash invested: $16,772 (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 17560

• Home prices YoY: -15.0%
• Active inventory: 25
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$25
• HOA: −$561
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $273

Break-even live

Break-even rent $1,224

Max offer price $59,900

Occupancy floor 78%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Groffdale Rd Quarryville, PA	3.0	1.5	1232	$1,600	$1.30	21d	1	0.82mi
405 Groffdale Rd Quarryville, PA	3.0	1.5	1176	$1,700	$1.45	13d	1	0.90mi
115 E State St Apt C Quarryville, PA	2.0	1.0	900	$1,250	$1.39	23d	1	1.32mi

HOA detail

• Monthly dues: $561 · $6,732/yr
• Likely covers: watersewer

Listing history 21 events

1. 2026-06-18
   days on market $59,900 Active 26 DOM
2. 2026-06-17
   days on market $59,900 Active 25 DOM
3. 2026-06-16
   days on market $59,900 Active 24 DOM
4. 2026-06-15
   days on market $59,900 Active 23 DOM
5. 2026-06-14
   days on market $59,900 Active 21 DOM
6. 2026-06-13
   days on market $59,900 Active 20 DOM
7. 2026-06-10
   days on market $59,900 Active 18 DOM
8. 2026-06-09
   days on market $59,900 Active 17 DOM
9. 2026-06-08
   days on market $59,900 Active 16 DOM
10. 2026-06-07
    days on market $59,900 Active 15 DOM
11. 2026-06-03
    days on market $59,900 Active 11 DOM
12. 2026-06-02
    days on market $59,900 Active 10 DOM
13. 2026-06-01
    days on market $59,900 Active 9 DOM
14. 2026-05-31
    days on market $59,900 Active 8 DOM
15. 2026-05-30
    days on market $59,900 Active 7 DOM
16. 2026-05-23
    listed $59,900 Active
17. 2016-03-30
    soldstatus $29,500 384-char remark

    Show marketing remark (384 chars)

    Priced to sell quick - half of resale value! Book value above $55k. 2005 Skyline 28x52 Greenbriar Ephrata Y4 model. 3 walk-in closets, upgraded panel doors and wood trim package, tilt insulated windows, corner shower, 8x12 shed, 16x16 deck, tile accents. Enjoy shaded lot w/ covered rear deck and 2 car driveway. 1 pet allowed, BIG DOG ok! see 23 pictures! $51/minimum for water/sewer

18. 2016-03-10
    historical 384-char remark

    Show marketing remark (384 chars)

    Priced to sell quick - half of resale value! Book value above $55k. 2005 Skyline 28x52 Greenbriar Ephrata Y4 model. 3 walk-in closets, upgraded panel doors and wood trim package, tilt insulated windows, corner shower, 8x12 shed, 16x16 deck, tile accents. Enjoy shaded lot w/ covered rear deck and 2 car driveway. 1 pet allowed, BIG DOG ok! see 23 pictures! $51/minimum for water/sewer

19. 2016-03-03
    listed $29,500 384-char remark

    Show marketing remark (384 chars)

    Priced to sell quick - half of resale value! Book value above $55k. 2005 Skyline 28x52 Greenbriar Ephrata Y4 model. 3 walk-in closets, upgraded panel doors and wood trim package, tilt insulated windows, corner shower, 8x12 shed, 16x16 deck, tile accents. Enjoy shaded lot w/ covered rear deck and 2 car driveway. 1 pet allowed, BIG DOG ok! see 23 pictures! $51/minimum for water/sewer

20. 2011-10-10
    soldstatus $53,900 401-char remark

    Show marketing remark (401 chars)

    LIKE NEW! GORGEOUS SKYLINE 28X52 ON SHADED LOT W/ COVERED REAR DECK. ENJOY THE 44'' TOSHIBA TV, JVC DVD PLAYER AND 4 SURROUND SPEAKERS INCLUDED IN THE BUILT-IN ENTERTAINMENT CENTER. Upgrades: wood trim, panel doors, shelving in walk-in closets, tile accents, tilt-in insulated windows, corner shower. 8x12 Shed, 16x16 deck. Pet: 1 pet, BIG DOG ok! VANDERBILT ASSUMABLE MORTGAGE-EASY TERMS! SHORT SALE!

21. 2009-08-16
    listed $53,900 401-char remark

    Show marketing remark (401 chars)

    LIKE NEW! GORGEOUS SKYLINE 28X52 ON SHADED LOT W/ COVERED REAR DECK. ENJOY THE 44'' TOSHIBA TV, JVC DVD PLAYER AND 4 SURROUND SPEAKERS INCLUDED IN THE BUILT-IN ENTERTAINMENT CENTER. Upgrades: wood trim, panel doors, shelving in walk-in closets, tile accents, tilt-in insulated windows, corner shower. 8x12 Shed, 16x16 deck. Pet: 1 pet, BIG DOG ok! VANDERBILT ASSUMABLE MORTGAGE-EASY TERMS! SHORT SALE!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $876 · $73/mo
• Expected delta: +$70/yr (+$6/mo · 8.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,833
• − Mortgage interest: −$3,355
• − Property taxes: −$806
• − Insurance: −$300
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$6,732
• − Depreciation: −$1,743
• Taxable income: $2,884
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $2,579/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 — Providence

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

Census & demographics

• Population (ZIP): 5,452

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Polish 6% Lithuanian 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 2%

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: ▼ -47.65%
• Current HPI: 270.262
• 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

+11.1% since first listed

6 events — show timeline

• 2026-05-23 Listed $59,900 BRIGHT MLS
• 2016-03-30 Sold (MLS) $29,500 BRIGHT MLS
• 2016-03-10 Listing Removed — BRIGHT MLS
• 2016-03-03 Listed $29,500 BRIGHT MLS
• 2011-10-10 Sold (MLS) $53,900 BRIGHT MLS
• 2009-08-16 Listed $53,900 BRIGHT MLS

Property tax history

-0.3%/yr

Latest (2026): $806 · +5.0% YoY. Source: county tax records.