215 Longwood Ct W · Millersville, PA 17603

$95,000

2 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 5 Days on market

Built 1994

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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 +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable Penn Manor School District, this spacious doublewide offers a comfortable and functional layout. Featuring 4 bedrooms and 2 full bathrooms, the home includes two separate living areas—perfect for everyday living and entertaining. One space is currently used as a cozy family/game room, offering flexibility to fit your lifestyle. All major systems are in working order, and the home is situated in a convenient location close to shopping, dining, and local amenities.

Key facts

• Convenient location
• Built 1994
• Listed 5 days

Tags

• PENN MANOR SCHOOL DISTRICT
• TWO SEPARATE LIVING AREAS
• COZY FAMILY GAME ROOM
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Annual ground rent listed as an income/expense item
• Financial info: Ground rent exists and is paid monthly; Monthly ground rent: $865; Annual taxes reported (2024): $986
• HOA & community: Association fees cover all ground fee, recreation facilities, road maintenance, trash, sewer, and snow removal; Community amenities include basketball courts, exercise room, party room, swimming pool, and playgrounds/tot lots

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electric service available; Cable TV available
• Home design: Manufactured double-wide home; Redman model; Good to average condition; Ground rent ownership
• Construction: Frame construction with vinyl siding; Above-grade and below-grade structures
• Exterior features: Deck(s); Not in a federal flood zone; Pets allowed with breed and size/weight restrictions

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning plus window units; Electric hot water
• Interior features: Estimated living area; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 16.4% vs local median 3.0% in Millersville — 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 84/100 on livability (#101 in PA, #728 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Penn Manor SD (suburban): math 52% / reading 65% proficiency, ranked #80 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 292 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 + 0.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $44k; list at $95k implies a 118% gain — meaningful room to come down on a strong offer.

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 $95,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.90% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.16%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.17×
• Total profit: $31,184
• Equity at exit: $14,165

10-year hold

• IRR: 35.0%
• Equity multiple: 3.84×
• Total profit: $75,440
• Equity at exit: $8,214

Cash invested: $26,600 (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 17603

• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$498
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $802

Break-even live

Break-even rent $791

Max offer price $95,000

Occupancy floor 51%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Stone Mill Rd Lancaster, PA	1.0–3.0	1.0	1002	$1,462	$1.46	14d	1	0.29mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$2,610	$2.21	14d	1	0.77mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	14d	6	0.81mi
101 Roselawn Ave Lancaster, PA	3.0	2.0	1166	$1,785	$1.53	14d	1	1.02mi
27 Roselle Ave Lancaster, PA	2.0	1.0	1128	$1,575	$1.40	44d	1	1.05mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	14d	1	1.11mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.21mi
1115 Marietta Ave Unit WH15037 Lancaster, PA	2.0	2.0	1298	$1,695	$1.31	44d	1	1.28mi
1831 Hidden Ln Lancaster, PA	2.0–3.0	1.5–2.5	1182	$1,898	$1.61	14d	3	1.44mi
40 Fairview Ave Lancaster, PA	3.0	1.0	1152	$1,700	$1.48	14d	1	1.45mi
741 Manor St Lancaster, PA	3.0	1.0	1200	$1,695	$1.41	44d	1	1.46mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	14d	1	1.48mi

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-26
   listed $95,000 Active
3. 2024-10-07
   historical
4. 2024-09-22
   listed $110,000 Active
5. 2017-12-29
   soldstatus $43,500
6. 2017-12-05
   historical
7. 2017-11-25
   listed $48,000
8. 2014-05-30
   soldstatus $52,000
9. 2014-05-23
   historical
10. 2014-03-16
    listed $57,500
11. 2013-02-25
    historical
12. 2012-11-28
    listed $50,275
13. 2012-05-04
    historical
14. 2011-08-16
    listed $59,000
15. 2008-08-08
    soldstatus $68,000
16. 2008-02-06
    listed $68,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$229/yr (+$19/mo · 22.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,664
• − Mortgage interest: −$5,321
• − Property taxes: −$1,042
• − Insurance: −$475
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$2,764
• Taxable income: $8,595
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $7,556/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: Penn Manor SD
• NCES district ID: 4218630
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $59,275
• Composite: 50.67/100
• National rank: #1826
• State rank: #80 of 539 in PA

Livability — Millersville

• Score: 84/100
• State rank: #101
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 11,753
• Metro: Lancaster, PA
• Population (ZIP): 67,571
• Household income: $77,084
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2557.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 1% Dominican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, India
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -508.78%
• Current HPI: 289.3324
• Rent YoY: ▲ 0.47%
• 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

+39.7% since first listed

16 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-26 Listed $95,000 BRIGHT MLS
• 2024-10-07 Listing Removed — BRIGHT MLS
• 2024-09-22 Listed $110,000 BRIGHT MLS
• 2017-12-29 Sold (MLS) $43,500 BRIGHT MLS
• 2017-12-05 Listing Removed — BRIGHT MLS
• 2017-11-25 Listed $48,000 BRIGHT MLS
• 2014-05-30 Sold (MLS) $52,000 BRIGHT MLS
• 2014-05-23 Listing Removed — BRIGHT MLS
• 2014-03-16 Listed $57,500 BRIGHT MLS
• 2013-02-25 Listing Removed — BRIGHT MLS
• 2012-11-28 Listed $50,275 BRIGHT MLS
• 2012-05-04 Listing Removed — BRIGHT MLS
• 2011-08-16 Listed $59,000 BRIGHT MLS
• 2008-08-08 Sold (MLS) $68,000 BRIGHT MLS
• 2008-02-06 Listed $68,000 BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2026): $1,042 · +4.1% YoY. Source: county tax records.