112 Amber Cir · East Earl, PA 17557

$119,900

3 bd · 5.0 ba · 1,064 sqft · Manufactured public records · 20 Days on market

Built 2008

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained and move-in-ready. Enjoy all the conveniences of first floor living with this 3 Bedroom 2 full bathroom manufactured home in Eastern Lancaster Co Schools. Features include a bright floor plan, an eat-in-kitchen with ample cabinet space, a spacious primary owner's suite with a large private bathroom, efficient natural gas heat, central a/c, a brand new hot water heater and an outdoor living space with deck and bonus storage shed.

Key facts

• Fresh paint
• New flooring
• Interior doors

Tags

• NEW CABINETS
• NEW FLOORING
• NEW APPLIANCES
• FRESH PAINT
• INTERIOR DOORS
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/5.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#728 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools D, amenities F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $66k; list at $120k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 23% 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 $118,101 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.12%
• DSCR: 1.98
• GRM: 5.9

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $15,746
• Equity at exit: $17,877

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $58,999
• Equity at exit: $10,367

Cash invested: $33,572 (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 17557

• Home prices YoY: -26.0%
• Active inventory: 42
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $552

Break-even live

Break-even rent $992

Max offer price $119,900

Occupancy floor 62%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $119,900 Under Contract 20 DOM
2. 2026-06-15
   days on market $119,900 Active 20 DOM
3. 2026-06-14
   days on market $119,900 Active 18 DOM
4. 2026-06-10
   days on market $119,900 Active 15 DOM
5. 2026-06-09
   days on market $119,900 Active 14 DOM
6. 2026-06-08
   days on market $119,900 Active 13 DOM
7. 2026-06-07
   days on market $119,900 Active 12 DOM
8. 2026-06-03
   days on market $119,900 Active 8 DOM
9. 2026-06-02
   days on market $119,900 Active 7 DOM
10. 2026-06-01
    days on market $119,900 Active 6 DOM
11. 2026-05-31
    days on market $119,900 Active 5 DOM
12. 2026-05-30
    days on market $119,900 Active 4 DOM
13. 2026-05-26
    listed $119,900 Active
14. 2023-03-17
    soldstatus $66,000 Closed 456-char remark

    Show marketing remark (456 chars)

    Meticulously maintained and move-in-ready. Enjoy all the conveniences of first floor living with this 3 Bedroom 2 full bathroom manufactured home in Eastern Lancaster Co Schools. Features include a bright floor plan, an eat-in-kitchen with ample cabinet space, a spacious primary owner's suite with a large private bathroom, efficient natural gas heat, central a/c, a brand new hot water heater and an outdoor living space with deck and bonus storage shed.

15. 2023-02-27
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Meticulously maintained and move-in-ready. Enjoy all the conveniences of first floor living with this 3 Bedroom 2 full bathroom manufactured home in Eastern Lancaster Co Schools. Features include a bright floor plan, an eat-in-kitchen with ample cabinet space, a spacious primary owner's suite with a large private bathroom, efficient natural gas heat, central a/c, a brand new hot water heater and an outdoor living space with deck and bonus storage shed.

16. 2023-02-14
    historical Active Under Contract 456-char remark

    Show marketing remark (456 chars)

    Meticulously maintained and move-in-ready. Enjoy all the conveniences of first floor living with this 3 Bedroom 2 full bathroom manufactured home in Eastern Lancaster Co Schools. Features include a bright floor plan, an eat-in-kitchen with ample cabinet space, a spacious primary owner's suite with a large private bathroom, efficient natural gas heat, central a/c, a brand new hot water heater and an outdoor living space with deck and bonus storage shed.

17. 2023-02-10
    listed $65,000 Active 456-char remark

    Show marketing remark (456 chars)

    Meticulously maintained and move-in-ready. Enjoy all the conveniences of first floor living with this 3 Bedroom 2 full bathroom manufactured home in Eastern Lancaster Co Schools. Features include a bright floor plan, an eat-in-kitchen with ample cabinet space, a spacious primary owner's suite with a large private bathroom, efficient natural gas heat, central a/c, a brand new hot water heater and an outdoor living space with deck and bonus storage shed.

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$717/yr (+$60/mo · 155.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,292
• − Mortgage interest: −$6,716
• − Property taxes: −$460
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,488
• Taxable income: $4,983
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $5,432/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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — East Earl

• Score: 71/100
• State rank: #728
• US rank: #7281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,229

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Polish 6% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 75% English-only · German/W. Germanic 21% Spanish 2% Russian/Polish/Slavic 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: ▼ -97.26%
• Current HPI: 276.4309
• 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

+84.5% since first listed

5 events — show timeline

• 2026-05-26 Listed $119,900 FSBO.com
• 2023-03-17 Sold (MLS) $66,000 BRIGHT MLS
• 2023-02-27 Pending — BRIGHT MLS
• 2023-02-14 Contingent — BRIGHT MLS
• 2023-02-10 Listed $65,000 BRIGHT MLS

Property tax history

-3.3%/yr

Latest (2026): $460 · +3.6% YoY. Source: county tax records.