2318 Rockvale Rd · East Lampeter, PA 17602

$7,000

3 bd · 1.0 ba · 980 sqft · Land public records · 48 Days on market

Built 1980 0.48 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Cash flow +4.3/30.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property will be offered at Public Auction on Saturday, February 28, 2026 @ 10am. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This country property is surrounded by farmland and features a three bedroom mobile home. The home offers a cozy living room, a kitchen, a dining area, three bedrooms, two full bathrooms, and a dedicated laundry area. Additional amenities include a two-car garage and easy access to shopping centers, restaurants, as well as Routes 30 & 896. Don’t miss this great opportunity in the heart of Lancaster County!

Key facts

• 0.48 acre lot
• Built 1980
• Listed 48 days

Property features AI

Finance

• Other: Estimated year built; Estimated 980 finished above-grade square feet
• Financial info: Fee simple ownership; Property listed as needing major rehab
• HOA & community: Ground rent paid annually

Exterior

• Utilities: 100 Amp electric service; Propane (leased) for heating fuel; Public sewer; Well water
• Home design: Manufactured home; Single-wide; One story; Building winterized
• Construction: Aluminum siding; Metal roof
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump(s); Electric hot water
• Interior features: Paneled walls; Estimated living area
• Laundry & utility: Main-floor laundry

🔨 Auction listing. The $7,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $311,643 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $7k.

Deal economics

• At list price, monthly cash flow is $-833 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $7k).
• Recommended offer: $7k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Conestoga Valley SD (suburban): math 43% / reading 59% proficiency, ranked #156 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Conestoga Valley Shs (math 75% / reading 24%, grade D+, #135 of 437 statewide, top 31%, 1,282 students, 41% FRL).
• Market conditions: Rents rising (+1.2%/yr); 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 66.8% of price.
• 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 $6,790 (3.0% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.54% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $311,643
• List price: $7,000
• Delta: -97.75%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -39.2%
• Equity multiple: -0.22×
• Total profit: $-106,520
• Equity at exit: $46,467

10-year hold

• IRR: -74.2%
• Equity multiple: -0.98×
• Total profit: $-172,762
• Equity at exit: $26,945

Cash invested: $87,260 (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 17602

• Rents YoY: 1.2%
• Active inventory: 161
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$1,634
• Tax est. 1.5%: −$390 /mo · $4,675/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-833

Break-even live

Break-even rent $2,726

Max offer price $191,066

Occupancy floor —

Sensitivity live

Price	-10% $-618	-5% $-726	+0% $-833	+5% $-941	+10% $-1,049
Rent	-10% $-965	-5% $-899	+0% $-833	+5% $-767	+10% $-701
Rate	-1.0pp $-676	-0.5pp $-754	base $-833	+0.5pp $-914	+1.0pp $-996

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: $77,911
• Closing costs: $9,349
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Strasburg Pike Lancaster, PA	2.0	1.0	900	$1,100	$1.22	22d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $7,000 Active 48 DOM
2. 2026-06-17
   days on market $7,000 Active 47 DOM
3. 2026-06-16
   days on market $7,000 Active 46 DOM
4. 2026-06-15
   days on market $7,000 Active 45 DOM
5. 2026-06-14
   days on market $7,000 Active 43 DOM
6. 2026-06-13
   days on market $7,000 Active 42 DOM
7. 2026-06-10
   pricedays on market $7,000 Active 40 DOM
8. 2026-06-09
   days on market $8,000 Active 39 DOM
9. 2026-06-08
   days on market $8,000 Active 38 DOM
10. 2026-06-07
    days on market $8,000 Active 37 DOM
11. 2026-06-05
    days on market $8,000 Active 34 DOM
12. 2026-06-03
    days on market $8,000 Active 33 DOM
13. 2026-06-02
    days on market $8,000 Active 32 DOM
14. 2026-06-01
    days on market $8,000 Active 31 DOM
15. 2026-05-31
    days on market $8,000 Active 30 DOM
16. 2026-05-30
    days on market $8,000 Active 29 DOM
17. 2026-05-01
    listed $9,000 Active 220-char remark
18. 2026-04-10
    soldstatus $191,000 Closed 693-char remark

    Show marketing remark (693 chars)

    This property will be offered at Public Auction on Saturday, February 28, 2026 @ 10am. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This country property is surrounded by farmland and features a three bedroom mobile home. The home offers a cozy living room, a kitchen, a dining area, three bedrooms, two full bathrooms, and a dedicated laundry area. Additional amenities include a two-car garage and easy access to shopping centers, restaurants, as well as Routes 30 & 896. Don’t miss this great opportunity in the heart of Lancaster County!

19. 2026-03-02
    status Pending 693-char remark

    Show marketing remark (693 chars)

    This property will be offered at Public Auction on Saturday, February 28, 2026 @ 10am. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This country property is surrounded by farmland and features a three bedroom mobile home. The home offers a cozy living room, a kitchen, a dining area, three bedrooms, two full bathrooms, and a dedicated laundry area. Additional amenities include a two-car garage and easy access to shopping centers, restaurants, as well as Routes 30 & 896. Don’t miss this great opportunity in the heart of Lancaster County!

20. 2026-03-02
    price $191,000 693-char remark

    Show marketing remark (693 chars)

    This property will be offered at Public Auction on Saturday, February 28, 2026 @ 10am. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This country property is surrounded by farmland and features a three bedroom mobile home. The home offers a cozy living room, a kitchen, a dining area, three bedrooms, two full bathrooms, and a dedicated laundry area. Additional amenities include a two-car garage and easy access to shopping centers, restaurants, as well as Routes 30 & 896. Don’t miss this great opportunity in the heart of Lancaster County!

21. 2026-01-27
    listed $75,000 Active 693-char remark

    Show marketing remark (693 chars)

    This property will be offered at Public Auction on Saturday, February 28, 2026 @ 10am. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This country property is surrounded by farmland and features a three bedroom mobile home. The home offers a cozy living room, a kitchen, a dining area, three bedrooms, two full bathrooms, and a dedicated laundry area. Additional amenities include a two-car garage and easy access to shopping centers, restaurants, as well as Routes 30 & 896. Don’t miss this great opportunity in the heart of Lancaster County!

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,057
• − Mortgage interest: −$17,457
• − Property taxes: −$4,675
• − Insurance: −$1,558
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$9,066
• Taxable loss: −$15,908
• Est. tax savings @ 24.0%: +$3,818
• After-tax cash flow: $-6,181/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: Conestoga Valley SD
• NCES district ID: 4206480
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $56,234
• Composite: 44.15/100
• National rank: #2861
• State rank: #156 of 539 in PA

Livability — East Lampeter

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

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 52,217
• Household income: $75,862
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1556.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Hispanic / Latino 32% Two or more races 12% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 1% Dominican 4%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam, South Korea
• Languages at home: 70% English-only · Spanish 22% German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -248.05%
• Current HPI: 288.9141
• Rent YoY: ▲ 1.20%
• Metro: Lancaster, PA
• 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

-90.7% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $7,000 BRIGHT MLS
• 2026-05-29 Price Changed $8,000 BRIGHT MLS
• 2026-05-01 Listed $9,000 BRIGHT MLS
• 2026-04-10 Sold (MLS) $191,000 BRIGHT MLS
• 2026-03-02 Pending — BRIGHT MLS
• 2026-03-02 Price Changed $191,000 BRIGHT MLS
• 2026-01-27 Listed $75,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $1,577 · +4.5% YoY. Source: county tax records.