32 Olivers Park Dr · Annville, PA 17003

$100,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 42 Days on market

Built 2016 $82/sqft · 30% below area Est $143k · 30% under

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

Listing remarks MLS

Well-maintained manufactured home in North Annville features eat-in kitchen, C/A, covered patio and storage shed. All appliances included. $235/month lot rent covers water, sewer & trash

Key facts

• 2 parking spots
• Built 2016
• Listed 42 days

Property features AI

Finance

• Other: Not in a federal flood zone; Accessibility: 2+ access exits; Pets allowed (case-by-case; cats and dogs ok; size/weight restrictions)
• Financial info: Ground rent exists and is paid monthly ($425/month); Annual ground rent listed as an income/expense item
• HOA & community: Association fees include water, sewer and trash; Located in North Annville Manufactured Home Community; Property manager present

Exterior

• Parking: Off-street parking (2 spaces) with asphalt driveway; Total of 2 garage/parking spaces
• Utilities: Community water; Community septic tank; Electric hot water
• Home design: Manufactured home (single wide, modular/manufactured); Estimated year built
• Construction: Vinyl siding; Manufactured structure; Shed on the property
• Exterior features: Porch(es); Street lights

Interior

• Kitchen: Eat-in kitchen; Combination kitchen/dining layout
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (including tub/shower and walk-in shower)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Tub shower and walk-in shower in bathrooms; Combination kitchen/dining area; Ceiling fans; Traditional floor plan; Kitchen eat-in; Walk-in closets; Main-floor laundry; Entry-level bedroom(s)
• Laundry & utility: Laundry located on the main floor

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$142,565) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 1.1% in Annville — 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 76/100 on livability (#384 in PA, #3,423 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 167 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $10k; list at $100k implies a 900% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.57% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (median comp): $142,565
• List price: $100,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $20,788
• Equity at exit: $14,910

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $65,741
• Equity at exit: $8,646

Cash invested: $28,000 (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: 167
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $581

Break-even live

Break-even rent $830

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $100,000 Active 42 DOM
2. 2026-06-18
   days on market $100,000 Active 41 DOM
3. 2026-06-17
   days on market $100,000 Active 40 DOM
4. 2026-06-16
   days on market $100,000 Active 39 DOM
5. 2026-06-15
   days on market $100,000 Active 38 DOM
6. 2026-06-14
   days on market $100,000 Active 36 DOM
7. 2026-06-13
   days on market $100,000 Active 35 DOM
8. 2026-06-10
   days on market $100,000 Active 33 DOM
9. 2026-06-09
   days on market $100,000 Active 32 DOM
10. 2026-06-08
    days on market $100,000 Active 31 DOM
11. 2026-06-07
    days on market $100,000 Active 30 DOM
12. 2026-06-05
    days on market $100,000 Active 27 DOM
13. 2026-06-02
    days on market $100,000 Active 25 DOM
14. 2026-06-01
    days on market $100,000 Active 24 DOM
15. 2026-05-31
    days on market $100,000 Active 23 DOM
16. 2026-05-30
    days on market $100,000 Active 22 DOM
17. 2026-05-08
    listed $100,000 Active 896-char remark
18. 2026-05-07
    historical $100,000 896-char remark
19. 2007-12-21
    soldstatus $10,000 192-char remark

    Show marketing remark (192 chars)

    Well-maintained manufactured home in North Annville features eat-in kitchen, C/A, covered patio and storage shed. All appliances included. $235/month lot rent covers water, sewer & trash

20. 2007-12-16
    historical 192-char remark

    Show marketing remark (192 chars)

    Well-maintained manufactured home in North Annville features eat-in kitchen, C/A, covered patio and storage shed. All appliances included. $235/month lot rent covers water, sewer & trash

21. 2007-09-25
    listed $12,000 192-char remark

    Show marketing remark (192 chars)

    Well-maintained manufactured home in North Annville features eat-in kitchen, C/A, covered patio and storage shed. All appliances included. $235/month lot rent covers water, sewer & trash

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$252/yr (+$21/mo · 23.4%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,782
• − Mortgage interest: −$5,602
• − Property taxes: −$1,076
• − Insurance: −$500
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,909
• Taxable income: $5,691
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $5,604/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 — Annville

• Score: 76/100
• State rank: #384
• US rank: #3423

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+733.3% since first listed

5 events — show timeline

• 2026-05-08 Listed $100,000 BRIGHT MLS
• 2026-05-07 Coming Soon $100,000 BRIGHT MLS
• 2007-12-21 Sold (MLS) $10,000 BRIGHT MLS
• 2007-12-16 Listing Removed — BRIGHT MLS
• 2007-09-25 Listed $12,000 BRIGHT MLS

Property tax history

+4.0%/yr

Latest (2024): $1,076 · +6.6% YoY. Source: county tax records.