4 Evergreen Aly · Palmyra, PA 17078

$199,900

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 395 Days on market

Built 2025 Excellent condition $149/sqft · at area comps Est $192k · at est.

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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 +12.1/30.0
• ARV discount +5.6/15.0
• Schools +5.3/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction, never-before-lived in, 1-floor appx. 1,343 sq. ft. 2 bed/2 bath with flex room (home office, den, sewing room, whatever you'd like!) high-end manufactured home with chef's kitchen. Set amongst other all-new homes at Shadowstone Village, centrally-located one block from Main Street in Palmyra, PA. Shadowstone Village is a master-planned 55+ community with the warmth of a friendly neighborhood and close proximity to Hershey, Harrisburg, Lancaster and Reading without any of the big-city hustle or hassles. Walkable to salons/barbers, pizza shops and restaurants on Main Street, this home features open living spaces with a feature-packed kitchen, stainless steel appliances and both a front and rear covered sitting porch with low-maintenance composite decking and vinyl railings. All (underground) public utilities, natural gas heat, high-speed connectivity and a friendly, welcoming community convenient to the region's amenities make this home one to not miss.

Key facts

• 2 parking spots
• Built 2025
• Listed 394 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-44 ($-523/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.3% below list).
• Recommended offer: $169k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.8% in Palmyra — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 110 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $169,357 (15.3% 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 395 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $191,861
• List price: $199,900
• Delta: 4.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Evergreen Aly	0.00mi	3/2.0 (+1)	1,422 (+6%)	8mo	$220,000	$155	78
133 W Spruce St	0.07mi	3/2.0 (+1)	1,404 (+4%)	7mo	$125,000	$89	78
90 E Hazel St	0.18mi	3/1.0 (+1)	1,248 (-7%)	3mo	$250,000	$200	69
412 W Cedar St	0.45mi	2/2.0	1,428 (+6%)	11mo	$125,000	$88	60
624 W Cedar St	0.31mi	3/2.0 (+1)	1,219 (-9%)	7mo	$80,000	$66	59
701 N Grant St	0.37mi	3/2.0 (+1)	1,232 (-8%)	6mo	$310,000	$252	58
223 S Locust St	0.66mi	3/2.0 (+1)	1,404 (+4%)	3mo	$230,000	$164	54
564 W Cedar St	0.33mi	3/2.0 (+1)	1,512 (+12%)	6mo	$122,000	$81	54
104 N Locust St	0.39mi	3/1.5 (+1)	1,144 (-15%)	1mo	$246,900	$216	49
500 W Cherry St	0.70mi	3/1.5 (+1)	1,386 (+3%)	11mo	$270,000	$195	46
425 E Maple St	0.71mi	3/1.5 (+1)	1,452 (+8%)	4mo	$290,000	$200	43
309 W Oak St	0.72mi	3/1.5 (+1)	1,291 (-4%)	12mo	$354,500	$275	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-35,140
• Equity at exit: $29,806

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-34,067
• Equity at exit: $17,284

Cash invested: $55,972 (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 17078

• Home prices YoY: -25.1%
• Active inventory: 110
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-44

Break-even live

Break-even rent $1,749

Max offer price $193,599

Occupancy floor 98%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 N Penn St Palmyra, PA	3.0	2.5	1750	$2,300	$1.31	43d	1	0.66mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	44d	1	0.85mi
506 S Franklin St Palmyra, PA	2.0	1.0	1600	$1,600	$1.00	43d	1	0.92mi
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	14d	1	0.92mi
933 E Maple St Palmyra, PA	2.0	1.5	1404	$1,800	$1.28	43d	1	1.00mi
609 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,895	$1.57	14d	1	1.39mi
1805 Wexford Rd Palmyra, PA	2.0	2.5	1564	$1,900	$1.21	23d	1	1.46mi
802 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	43d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $199,900 Active 395 DOM
2. 2026-06-18
   days on market $199,900 Active 394 DOM
3. 2026-06-17
   days on market $199,900 Active 393 DOM
4. 2026-06-16
   days on market $199,900 Active 392 DOM
5. 2026-06-15
   days on market $199,900 Active 391 DOM
6. 2026-06-14
   days on market $199,900 Active 389 DOM
7. 2026-06-13
   days on market $199,900 Active 388 DOM
8. 2026-06-10
   days on market $199,900 Active 386 DOM
9. 2026-06-09
   days on market $199,900 Active 385 DOM
10. 2026-06-08
    days on market $199,900 Active 384 DOM
11. 2026-06-07
    days on market $199,900 Active 383 DOM
12. 2026-06-03
    days on market $199,900 Active 379 DOM
13. 2026-06-02
    days on market $199,900 Active 378 DOM
14. 2026-06-01
    days on market $199,900 Active 377 DOM
15. 2026-05-31
    days on market $199,900 Active 376 DOM
16. 2026-05-30
    days on market $199,900 Active 375 DOM
17. 2025-05-20
    listed $199,900 Active 983-char remark

    Show marketing remark (983 chars)

    New construction, never-before-lived in, 1-floor appx. 1,343 sq. ft. 2 bed/2 bath with flex room (home office, den, sewing room, whatever you'd like!) high-end manufactured home with chef's kitchen. Set amongst other all-new homes at Shadowstone Village, centrally-located one block from Main Street in Palmyra, PA. Shadowstone Village is a master-planned 55+ community with the warmth of a friendly neighborhood and close proximity to Hershey, Harrisburg, Lancaster and Reading without any of the big-city hustle or hassles. Walkable to salons/barbers, pizza shops and restaurants on Main Street, this home features open living spaces with a feature-packed kitchen, stainless steel appliances and both a front and rear covered sitting porch with low-maintenance composite decking and vinyl railings. All (underground) public utilities, natural gas heat, high-speed connectivity and a friendly, welcoming community convenient to the region's amenities make this home one to not miss.

18. 2025-05-19
    historical $199,900 983-char remark

    Show marketing remark (983 chars)

    New construction, never-before-lived in, 1-floor appx. 1,343 sq. ft. 2 bed/2 bath with flex room (home office, den, sewing room, whatever you'd like!) high-end manufactured home with chef's kitchen. Set amongst other all-new homes at Shadowstone Village, centrally-located one block from Main Street in Palmyra, PA. Shadowstone Village is a master-planned 55+ community with the warmth of a friendly neighborhood and close proximity to Hershey, Harrisburg, Lancaster and Reading without any of the big-city hustle or hassles. Walkable to salons/barbers, pizza shops and restaurants on Main Street, this home features open living spaces with a feature-packed kitchen, stainless steel appliances and both a front and rear covered sitting porch with low-maintenance composite decking and vinyl railings. All (underground) public utilities, natural gas heat, high-speed connectivity and a friendly, welcoming community convenient to the region's amenities make this home one to not miss.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $20,323
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,815
• Taxable loss: −$3,940
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $423/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with a modern kitchen, good condition exterior, and neutral interior paint. It offers a great value with minimal maintenance required.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Install a smart thermostat — Improves energy efficiency and comfort for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Install a smart thermostat — Improves energy efficiency and comfort for potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmyra, PA
• County: Lebanon County · 95,836 people
• City population: 23,840
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 503.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, 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

+0.0% since first listed

2 events — show timeline

• 2025-05-20 Listed $199,900 BRIGHT MLS
• 2025-05-19 Coming Soon $199,900 BRIGHT MLS