751 Willow Ln · Gap, PA 17527

$75,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 124 Days on market

Built 1990 $50/sqft · 75% below area ↓ 32% 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
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

Key facts

• Built 1990
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#352 in PA, #3,089 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Pequea Valley SD (rural): math 27% / reading 44% proficiency, ranked #390 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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: 2.12% ✓
• Cap rate: 18.68%
• Cash-on-cash: 44.24%
• DSCR: 2.97
• GRM: 3.9

CMA / ARV

• ARV (median comp): $297,887
• List price: $75,000
• Delta: -74.82%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 2.77×
• Total profit: $37,152
• Equity at exit: $11,183

10-year hold

• IRR: 47.4%
• Equity multiple: 5.56×
• Total profit: $95,843
• Equity at exit: $6,485

Cash invested: $21,000 (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 17527

• Home prices YoY: -3.6%
• Active inventory: 16
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $774

Break-even live

Break-even rent $609

Max offer price $75,000

Occupancy floor 46%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Middle St Unit 1 Gap, PA	2.0	1.0	1647	$1,250	$0.76	11d	1	1.07mi
907 Middle St Gap, PA	2.0	1.0	1053	$1,250	$1.19	5d	1	1.07mi
5331 Strasburg Rd Kinzers, PA	3.0	1.5	2028	$2,400	$1.18	13d	1	1.18mi

Listing history 8 events

1. 2026-05-06
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

2. 2026-04-14
   price $75,000 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

3. 2026-04-14
   status Active 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

4. 2026-03-13
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

5. 2026-02-11
   price $95,000 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

6. 2025-12-29
   price $99,000 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

7. 2025-12-02
   listed $110,000 Active 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

8. 2025-11-17
   historical $110,000 526-char remark

   Show marketing remark (526 chars)

   Unlock the potential in this charming hidden gem! This spacious 3-bedroom, 2-bath home offers room to grow and personalize. Enjoy both a cozy living room and a welcoming family room complete with a wood-burning fireplace—perfect for PA winters. The sun porch addition brings in natural light year-round, while the sitting room porch offers a peaceful spot to unwind. With a little TLC, this home could truly shine. Being sold as-is, it's a great opportunity for those ready to make it their own. Must have park approval.

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$253/yr (+$21/mo · 37.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,068
• − Mortgage interest: −$4,201
• − Property taxes: −$680
• − Insurance: −$375
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$2,182
• Taxable income: $8,580
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $7,230/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: Pequea Valley SD
• NCES district ID: 4218900
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $58,968
• Composite: 31.56/100
• National rank: #5955
• State rank: #390 of 539 in PA

Livability — Gap

• Score: 77/100
• State rank: #352
• US rank: #3089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,479

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 77% English-only · German/W. Germanic 20% 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: ▼ -10.13%
• Current HPI: 268.0
• 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

-31.8% since first listed

8 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-14 Price Changed $75,000 BRIGHT MLS
• 2026-04-14 Relisted — BRIGHT MLS
• 2026-03-13 Pending — BRIGHT MLS
• 2026-02-11 Price Changed $95,000 BRIGHT MLS
• 2025-12-29 Price Changed $99,000 BRIGHT MLS
• 2025-12-02 Listed $110,000 BRIGHT MLS
• 2025-11-17 Coming Soon $110,000 BRIGHT MLS

Property tax history

-1.9%/yr

Latest (2026): $680 · +1.5% YoY. Source: county tax records.