225 Longwood Ct W · Manor, PA 17603

$90,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 11 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 +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 3 bedroom, two-bathroom home in Pheasant Ridge, just west of Lancaster! This home blends convenience and affordability. You'll enjoy a simple, one-floor open floor plan, spacious rooms, and kitchen. Enjoy ample outdoor space to relax, as well as a shed for storage. On-site management, as well as a community pool, playground, fitness center, and rec center, available for residents to enjoy! New roof, new windows with a lifetime warranty, and new guard gutters. Lot rent (approximately $810 a month ) includes trash, standard cable, and use of all community amenities! Call today to schedule a showing!

Key facts

• In-ground pool
• En-suite bathroom
• Community pool

Tags

• IN-GROUND POOL
• WELL-DESIGNED LIVING AREA
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Not in a federal flood zone; Directions provided for property location; Municipality: Manor Township
• Financial info: Ground rent listed as an annual expense item
• HOA & community: Other community fees $893 monthly

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 100 amp electric service; Hot water: electric and natural gas
• Home design: Detached property; Fee simple ownership; Property in good condition; Effective year of major renovation 2025; Year built estimated
• Construction: Composition construction materials; Shingle roof; Crawl space foundation; Above grade other structures
• Exterior features: Community in-ground pool; Ground rent exists; Property manager present; Pets allowed (dogs OK)

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl tile
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Luxury vinyl tile flooring; Estimated living area
• Laundry & utility: Laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 68/100 on livability (#888 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, 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; 296 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 22y 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.

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 $90,000

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.91% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.69%
• DSCR: 2.68
• 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: 30.9%
• Equity multiple: 2.25×
• Total profit: $31,547
• Equity at exit: $13,419

10-year hold

• IRR: 36.7%
• Equity multiple: 4.00×
• Total profit: $75,693
• Equity at exit: $7,782

Cash invested: $25,200 (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: $1,720 high
• Mortgage (P&I): −$472
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $791

Break-even live

Break-even rent $718

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $842	-5% $817	+0% $791	+5% $766	+10% $741
Rent	-10% $656	-5% $724	+0% $791	+5% $859	+10% $927
Rate	-1.0pp $837	-0.5pp $814	base $791	+0.5pp $768	+1.0pp $744

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	15d	1	0.31mi
1729 Manor Ridge Dr Unit 1731 Lancaster, PA	2.0	1.5	990	$1,400	$1.41	15d	1	0.52mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	14d	6	0.79mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$2,610	$2.21	15d	1	0.82mi
700 Millersville Rd Lancaster, PA	1.0–2.0	1.0	710	$1,694	$2.39	14d	3	0.86mi
101 Roselawn Ave Lancaster, PA	3.0	2.0	1166	$1,785	$1.53	15d	1	1.07mi
27 Roselle Ave Lancaster, PA	2.0	1.0	1128	$1,575	$1.40	45d	1	1.10mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	15d	1	1.16mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.25mi
1115 Marietta Ave Unit WH15037 Lancaster, PA	2.0	2.0	1298	$1,695	$1.31	45d	1	1.31mi
1831 Hidden Ln Lancaster, PA	2.0–3.0	1.5–2.5	1182	$1,898	$1.61	15d	3	1.44mi

Listing history 26 events

1. 2026-05-08
   status Pending 1255-char remark
2. 2026-04-27
   listed $90,000 Active 1255-char remark
3. 2024-10-31
   soldstatus $88,000 Closed 636-char remark

   Show marketing remark (636 chars)

   Welcome home to this inviting 3 bedroom, two-bathroom home in Pheasant Ridge, just west of Lancaster! This home blends convenience and affordability. You'll enjoy a simple, one-floor open floor plan, spacious rooms, and kitchen. Enjoy ample outdoor space to relax, as well as a shed for storage. On-site management, as well as a community pool, playground, fitness center, and rec center, available for residents to enjoy! New roof, new windows with a lifetime warranty, and new guard gutters. Lot rent (approximately $810 a month ) includes trash, standard cable, and use of all community amenities! Call today to schedule a showing!

4. 2024-09-16
   historical Active Under Contract 636-char remark

   Show marketing remark (636 chars)

   Welcome home to this inviting 3 bedroom, two-bathroom home in Pheasant Ridge, just west of Lancaster! This home blends convenience and affordability. You'll enjoy a simple, one-floor open floor plan, spacious rooms, and kitchen. Enjoy ample outdoor space to relax, as well as a shed for storage. On-site management, as well as a community pool, playground, fitness center, and rec center, available for residents to enjoy! New roof, new windows with a lifetime warranty, and new guard gutters. Lot rent (approximately $810 a month ) includes trash, standard cable, and use of all community amenities! Call today to schedule a showing!

5. 2024-08-16
   listed $89,900 Active 636-char remark

   Show marketing remark (636 chars)

   Welcome home to this inviting 3 bedroom, two-bathroom home in Pheasant Ridge, just west of Lancaster! This home blends convenience and affordability. You'll enjoy a simple, one-floor open floor plan, spacious rooms, and kitchen. Enjoy ample outdoor space to relax, as well as a shed for storage. On-site management, as well as a community pool, playground, fitness center, and rec center, available for residents to enjoy! New roof, new windows with a lifetime warranty, and new guard gutters. Lot rent (approximately $810 a month ) includes trash, standard cable, and use of all community amenities! Call today to schedule a showing!

6. 2024-08-13
   historical $89,900 636-char remark

   Show marketing remark (636 chars)

   Welcome home to this inviting 3 bedroom, two-bathroom home in Pheasant Ridge, just west of Lancaster! This home blends convenience and affordability. You'll enjoy a simple, one-floor open floor plan, spacious rooms, and kitchen. Enjoy ample outdoor space to relax, as well as a shed for storage. On-site management, as well as a community pool, playground, fitness center, and rec center, available for residents to enjoy! New roof, new windows with a lifetime warranty, and new guard gutters. Lot rent (approximately $810 a month ) includes trash, standard cable, and use of all community amenities! Call today to schedule a showing!

7. 2018-09-28
   historical
8. 2018-04-28
   soldstatus $40,500
9. 2018-03-19
   historical
10. 2018-01-23
    listed $40,500
11. 2017-09-11
    historical
12. 2017-07-22
    listed $44,900
13. 2017-07-19
    listed $44,900
14. 2012-07-01
    historical
15. 2012-03-07
    listed $38,495
16. 2012-01-01
    historical
17. 2011-10-08
    listed $38,500
18. 2010-10-01
    soldstatus $39,500
19. 2010-09-20
    historical
20. 2010-09-03
    listed $39,500
21. 2010-08-30
    historical
22. 2010-05-08
    listed $39,500
23. 2008-02-22
    soldstatus $46,300
24. 2007-05-16
    listed $46,300
25. 2004-01-30
    historical
26. 2004-01-30
    listed $35,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$365/yr (+$30/mo · 52.7%)

ⓘ 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: $20,638
• − Mortgage interest: −$5,041
• − Property taxes: −$692
• − Insurance: −$450
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,618
• Taxable income: $8,534
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $7,450/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 — Manor

• Score: 68/100
• State rank: #888
• US rank: #9450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 1,171
• 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

+142.9% since first listed

27 events — show timeline

• 2026-05-22 Sold (MLS) $85,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-27 Listed $90,000 BRIGHT MLS
• 2024-10-31 Sold (MLS) $88,000 BRIGHT MLS
• 2024-09-16 Contingent — BRIGHT MLS
• 2024-08-16 Listed $89,900 BRIGHT MLS
• 2024-08-13 Coming Soon $89,900 BRIGHT MLS
• 2018-09-28 Listing Removed — BRIGHT MLS
• 2018-04-28 Sold (MLS) $40,500 BRIGHT MLS
• 2018-03-19 Listing Removed — BRIGHT MLS
• 2018-01-23 Listed $40,500 BRIGHT MLS
• 2017-09-11 Listing Removed — BRIGHT MLS
• 2017-07-22 Listed $44,900 BRIGHT MLS
• 2017-07-19 Listed $44,900 BRIGHT MLS
• 2012-07-01 Listing Removed — BRIGHT MLS
• 2012-03-07 Listed $38,495 BRIGHT MLS
• 2012-01-01 Listing Removed — BRIGHT MLS
• 2011-10-08 Listed $38,500 BRIGHT MLS
• 2010-10-01 Sold (MLS) $39,500 BRIGHT MLS
• 2010-09-20 Listing Removed — BRIGHT MLS
• 2010-09-03 Listed $39,500 BRIGHT MLS
• 2010-08-30 Listing Removed — BRIGHT MLS
• 2010-05-08 Listed $39,500 BRIGHT MLS
• 2008-02-22 Sold (MLS) $46,300 BRIGHT MLS
• 2007-05-16 Listed $46,300 BRIGHT MLS
• 2004-01-30 Listed $35,000 BRIGHT MLS
• 2004-01-30 Listing Removed — BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2026): $692 · +4.1% YoY. Source: county tax records.