27 Ridgewood Mnr · Mount Joy, PA 17545

$74,900

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 10 Days on market

Built 1978

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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
• Livability +4.3/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated within a half mile from Rt 283 and Mount Joy makes travel to shopping/work easy, yet enjoy country living!! This well-maintained manufactured home offers comfortable living in a quiet, welcoming community. The home sits on a nice size lot that backs up to woods full of quiet and birds singing! This home was well cared for!! You will love the layout of this home and it is ready for you to make your own. The living room is large with plenty of space for your guests! The kitchen has lots of cabinet space and plenty of room for a table. Large bath with garden tub and stand up shower! Double vanity too! Nice size primary bedroom with lots of closet space! Enjoy spring, summer

Key facts

• Backs up to woods
• Large shed
• Built 1978

Tags

• BACKS UP TO WOODS
• LARGE SHED
• WITHIN A MILE OF PARK

Property features AI

Finance

• Other: Directions: Rt 283 W to Rt 772 (Manheim/Mount Joy Exit). Make R at top of ramp. Make next left onto Breneman Rd. Make L into 2nd entrance to park at top of hill. Home on R.
• Financial info: Ground rent of $680 paid monthly; Ownership is ground rent; Assessed improvement value reported

Exterior

• Parking: Off-street parking
• Utilities: Community water; Private septic tank
• Home design: Manufactured home; Above-grade living area reported (980 finished)
• Construction: Aluminum siding
• Exterior features: Property is not in a federal flood zone; Accessibility ramp to main level; Lot dimensions reported by assessor

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump(s); Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Living area reported by assessor; Has one fireplace; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 22.5% vs local median 2.6% in Mount Joy — 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 86/100 on livability (#59 in PA, #410 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Manheim Central SD (suburban): math 38% / reading 53% proficiency, ranked #242 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $518 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.45% ✓
• Cap rate: 22.47%
• Cash-on-cash: 57.77%
• DSCR: 3.57
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.3%
• Equity multiple: 3.49×
• Total profit: $52,151
• Equity at exit: $11,168

10-year hold

• IRR: 61.2%
• Equity multiple: 7.11×
• Total profit: $128,141
• Equity at exit: $6,476

Cash invested: $20,972 (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 17545

• Home prices YoY: -30.5%
• Active inventory: 79
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,010

Break-even live

Break-even rent $559

Max offer price $74,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,052	-5% $1,031	+0% $1,010	+5% $988	+10% $967
Rent	-10% $865	-5% $937	+0% $1,010	+5% $1,082	+10% $1,155
Rate	-1.0pp $1,047	-0.5pp $1,029	base $1,010	+0.5pp $990	+1.0pp $971

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Crestwyck Cir Mount Joy, PA	1.0–2.0	1.0–2.0	1029	$2,481	$2.41	14d	6	0.80mi
74 Lancaster Est Mount Joy, PA	1.0	1.0	744	$1,295	$1.74	14d	1	1.25mi

Listing history 1 events

1. 2026-05-17
   listed $74,900 Active

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$486/yr (+$41/mo · 230.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,045
• − Mortgage interest: −$4,196
• − Property taxes: −$211
• − Insurance: −$374
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$2,179
• Taxable income: $11,557
• Est. tax owed @ 24.0%: −$2,774
• After-tax cash flow: $9,342/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: Manheim Central SD
• NCES district ID: 4214550
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $60,723
• Composite: 40.02/100
• National rank: #3825
• State rank: #242 of 539 in PA

Livability — Mount Joy

• Score: 86/100
• State rank: #59
• US rank: #410

Category grades

Amenities B- Commute D 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: 19,761
• Metro: Lancaster, PA
• Population (ZIP): 23,556
• Household income: $84,704
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 342.0

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 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: ▼ -115.46%
• Current HPI: 263.1172
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-17 Listed $74,900 BRIGHT MLS

Property tax history

-0.5%/yr

Latest (2026): $211 · +3.8% YoY. Source: county tax records.