305 Palm City Park · South Annville, PA 17003

$80,000

3 bd · 1.0 ba · 910 sqft · Manufactured public records · 27 Days on market

Manufactured home Built 1986 Est $76k · 6% over $430/mo HOA · 37% of rent

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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 +12.8/30.0
• 1% rule +9.4/10.0
• ARV discount +4.8/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listing is for comp purposes only.

Key facts

• New carpeting
• Double closets
• Storage shed

Tags

• RECENTLY REMODELED INTERIOR
• WOOD LAMINATE FLOORING
• NEW CARPETING
• ROOF COVERED PATIO
• STORAGE SHED
• DOUBLE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (1.7% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Annville El Sch (math 35% / reading 59%, grade D-, #737 of 1,518 statewide, top 52%, 444 students, 41% FRL); Annville-Cleona Ms (math 38% / reading 58%, grade C-, #153 of 512 statewide, top 30%, 207 students, 40% FRL); Annville Cleona Hs (math 52%, 489 students, 27% FRL).
• Market conditions: 169 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k 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 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,614 (1.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $75,530
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Palm City Park	0.00mi	3/2.0	924 (+2%)	9mo	$76,500	$83	86

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-13,223
• Equity at exit: $11,928

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-11,182
• Equity at exit: $6,917

Cash invested: $22,400 (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 17003

• Active inventory: 169
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$33
• HOA: −$430
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-8

Break-even live

Break-even rent $1,159

Max offer price $78,614

Occupancy floor 96%

Sensitivity live

Price	-10% $37	-5% $15	+0% $-8	+5% $-30	+10% $-53
Rent	-10% $-99	-5% $-53	+0% $-8	+5% $38	+10% $83
Rate	-1.0pp $32	-0.5pp $13	base $-8	+0.5pp $-29	+1.0pp $-50

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $430 · $5,160/yr

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-03-12
   listed $80,000 Active
3. 2025-07-15
   soldstatus $87,500 34-char remark

   Show marketing remark (34 chars)

   Listing is for comp purposes only.

4. 2025-07-15
   listed $87,500 34-char remark

   Show marketing remark (34 chars)

   Listing is for comp purposes only.

5. 2009-09-03
   soldstatus $6,000

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$437/yr (+$36/mo · 111.6%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,786
• − Mortgage interest: −$4,481
• − Property taxes: −$391
• − Insurance: −$400
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$5,160
• − Depreciation: −$2,327
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $189/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — South Annville

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

Census & demographics

• Population (ZIP): 11,932

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -133.06%
• Current HPI: 193.333
• 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

+1233.3% since first listed

5 events — show timeline

• 2026-04-08 Pending — BRIGHT MLS
• 2026-03-12 Listed $80,000 BRIGHT MLS
• 2025-07-15 Listed $87,500 BRIGHT MLS
• 2025-07-15 Sold (MLS) $87,500 BRIGHT MLS
• 2009-09-03 Sold (Public Records) $6,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $391 · +4.5% YoY. Source: county tax records.