22 Madge Dr · Mountville, PA 17603

$94,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 39 Days on market

Built 2002 $90/sqft · 10% above area Est $87k · 10% over

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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
• Schools +5.1/10.0
• Livability +3.9/5.0
• ARV discount +3.2/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

Key facts

• Storage shed
• Built 2002
• Listed 39 days

Tags

• WHEELCHAIR-ACCESSIBLE RAMP
• ADA-COMPLIANT COVERED PORCH
• STORAGE SHED
• NORTH RIDGE ACRES COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.3% in Mountville — 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 78/100 on livability (#301 in PA, #2,641 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hempfield SD (suburban): math 50% / reading 65% proficiency, ranked #81 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 296 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 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

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $95k implies a 164% 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.90% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (median comp): $86,600
• List price: $94,900
• Delta: 9.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.22×
• Total profit: $32,419
• Equity at exit: $14,150

10-year hold

• IRR: 36.0%
• Equity multiple: 3.94×
• Total profit: $78,051
• Equity at exit: $8,205

Cash invested: $26,572 (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 17603

• Rents YoY: 0.5%
• Active inventory: 296
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $821

Break-even live

Break-even rent $767

Max offer price $94,900

Occupancy floor 50%

Sensitivity live

Price	-10% $875	-5% $848	+0% $821	+5% $794	+10% $767
Rent	-10% $678	-5% $750	+0% $821	+5% $892	+10% $964
Rate	-1.0pp $869	-0.5pp $845	base $821	+0.5pp $796	+1.0pp $771

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Estelle Dr Lancaster, PA	2.0	1.0	587	$1,724	$2.93	15d	4	1.03mi
231 Kilgannon Ln Unit SU40302 Lancaster, PA	2.0	2.0	1252	$1,730	$1.38	45d	1	1.04mi
476 Talon Dr Mountville, PA	2.0	2.0	1069	$1,650	$1.54	15d	1	1.29mi
135 S Spring Cir Lancaster, PA	1.0–2.0	1.0–2.0	1120	$2,205	$1.97	24d	1	1.42mi
151 Acorn Ln Mountville, PA	3.0	1.5	1280	$1,500	$1.17	45d	1	1.44mi

Listing history 10 events

1. 2026-05-19
   status Pending 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

2. 2026-05-11
   price $94,900 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

3. 2026-05-05
   price $99,399 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

4. 2026-04-28
   price $99,400 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

5. 2026-04-25
   price $99,450 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

6. 2026-04-16
   price $104,399 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

7. 2026-04-09
   listed $104,500 Active 1492-char remark

   Show marketing remark (1492 chars)

   ;; AFFORDABLE 3-BEDROOM HOME WITH ACCESSIBILITY FEATURES IN NORTH RIDGE ACRES! ; ; Seller is highly motivated and open to reasonable offers! Quick closing preferred. Please include pre-approval or proof of funds with all offers. Property is being sold as-is; inspections are for informational purposes only. Seller is also willing to contribute $$$ toward replacement flooring with an acceptable offer! Welcome to this charming and thoughtfully designed 3-bedroom, 2-bath home located in the desirable North Ridge Acres community! Offering affordable, move-in ready living with built-in accessibility features, this home combines comfort, convenience, and functionality. The property features a handicapped wheelchair-accessible ramp along with an ADA-compliant covered porch, providing easy access and everyday practicality. Inside, you’ll find a spacious and functional layout with included appliances such as a washer, dryer, and gas stove—making your move simple and stress-free. Additional highlights include a storage shed for extra outdoor and seasonal storage needs. North Ridge Acres offers a peaceful, well-maintained community atmosphere with a welcoming neighborhood feel perfect for low-maintenance living. Monthly lot rent is $602 and includes water, sewer, trash, and snow removal for added convenience and value. Don’t miss this wonderful opportunity to own an affordable home with accessibility features already in place—schedule your showing today! ✨

8. 2007-03-26
   soldstatus $35,900 249-char remark

   Show marketing remark (249 chars)

   1ST-FLOOR LIVING, HEMPFIELD SCHOOLS, VERY CONVENIENT LOCATION. EXCELLENT TO VERY GOOD CONDITION, NICE FRONT PORCH, SHED, APPLIANCES INCLUDED. FURNITURE NEGOTIABLE. WINDOW TREATMENTS STAY. THIS IS A MODULAR DOUBLE WIDE MOBILE HOME 44X24 SUPERIOR MFG.

9. 2007-02-28
   historical 249-char remark

   Show marketing remark (249 chars)

   1ST-FLOOR LIVING, HEMPFIELD SCHOOLS, VERY CONVENIENT LOCATION. EXCELLENT TO VERY GOOD CONDITION, NICE FRONT PORCH, SHED, APPLIANCES INCLUDED. FURNITURE NEGOTIABLE. WINDOW TREATMENTS STAY. THIS IS A MODULAR DOUBLE WIDE MOBILE HOME 44X24 SUPERIOR MFG.

10. 2006-12-15
    listed $35,900 249-char remark

    Show marketing remark (249 chars)

    1ST-FLOOR LIVING, HEMPFIELD SCHOOLS, VERY CONVENIENT LOCATION. EXCELLENT TO VERY GOOD CONDITION, NICE FRONT PORCH, SHED, APPLIANCES INCLUDED. FURNITURE NEGOTIABLE. WINDOW TREATMENTS STAY. THIS IS A MODULAR DOUBLE WIDE MOBILE HOME 44X24 SUPERIOR MFG.

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$339/yr (+$28/mo · 41.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,669
• − Mortgage interest: −$5,316
• − Property taxes: −$821
• − Insurance: −$474
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,761
• Taxable income: $8,830
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,732/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: Hempfield SD
• NCES district ID: 4211790
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $67,908
• Composite: 50.66/100
• National rank: #1829
• State rank: #81 of 539 in PA

Livability — Mountville

• Score: 78/100
• State rank: #301
• US rank: #2641

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- 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: 7,561
• 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

+164.3% since first listed

10 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-11 Price Changed $94,900 BRIGHT MLS
• 2026-05-05 Price Changed $99,399 BRIGHT MLS
• 2026-04-28 Price Changed $99,400 BRIGHT MLS
• 2026-04-25 Price Changed $99,450 BRIGHT MLS
• 2026-04-16 Price Changed $104,399 BRIGHT MLS
• 2026-04-09 Listed $104,500 BRIGHT MLS
• 2007-03-26 Sold (MLS) $35,900 BRIGHT MLS
• 2007-02-28 Listing Removed — BRIGHT MLS
• 2006-12-15 Listed $35,900 BRIGHT MLS

Property tax history

-1.4%/yr

Latest (2026): $821 · +7.1% YoY. Source: county tax records.