544 Manor St · Lancaster, PA 17603

$150,000

2 bd · 1.0 ba · 831 sqft · Townhouse public records · 70 Days on market

Built 1925 1,742 sqft lot $181/sqft · 12% below area Est $171k · 12% under

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +13.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity located in SOWE neighborhood. Tenant occupied, current rent is below market value and lease is month to month. (Projected Market Rent $1,200). Ready for investor to add to rental portfolio. Two-bedroom, brick home with fenced in backyard, original hardwood floors and laundry hookup.

Key facts

• Built 1925
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Lancaster SD (urban): math 12% / reading 25% proficiency, ranked #500 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lafayette El Sch (math 12% / reading 22%, grade F, #1,307 of 1,518 statewide, top 86%, 427 students, 100% FRL); Wheatland Ms (math 4% / reading 26%, grade F, #471 of 512 statewide, top 93%, 445 students, 93% FRL); Mccaskey Campus (math 50% / reading 34%, grade F, #230 of 437 statewide, top 53%, 2,620 students, 88% FRL) — zoned schools average 94% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $171,097
• List price: $150,000
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Manor St	0.04mi	2/1.0	902 (+8%)	1mo	$170,000	$188	83
432 W Marion St	0.30mi	2/1.0	876 (+5%)	1mo	$262,000	$299	76
408 Prospect St	0.54mi	2/1.0	840 (+1%)	1mo	$210,000	$250	72
732-1/2 Marietta Ave	0.35mi	2/1.0	924 (+11%)	1mo	$177,000	$192	64
506 Beaver St	0.63mi	3/1.0 (+1)	850 (+2%)	0mo	$167,000	$196	62
732 Marietta Ave	0.35mi	2/1.0	715 (-14%)	1mo	$157,000	$220	60
720 5th St	0.42mi	3/1.0 (+1)	916 (+10%)	3mo	$219,900	$240	56
826 Saint Joseph St	0.41mi	3/1.0 (+1)	936 (+13%)	2mo	$187,096	$200	53
834 Wabank St	0.58mi	2/1.0	936 (+13%)	1mo	$165,000	$176	51
917 Columbia Ave #412	0.64mi	2/2.0	908 (+9%)	1mo	$187,900	$207	50
917 Columbia Ave #223	0.64mi	2/2.0	945 (+14%)	2mo	$211,000	$223	42
440-1/2 N Water St	0.75mi	2/1.5	721 (-13%)	3mo	$225,000	$312	39

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 · 0.47% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-13,081
• Equity at exit: $22,365

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-7,009
• Equity at exit: $12,969

Cash invested: $42,000 (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 17603

• Rents YoY: 0.5%
• Active inventory: 296
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$787
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $237

Break-even live

Break-even rent $1,250

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $322	-5% $279	+0% $237	+5% $194	+10% $152
Rent	-10% $114	-5% $176	+0% $237	+5% $298	+10% $359
Rate	-1.0pp $312	-0.5pp $275	base $237	+0.5pp $198	+1.0pp $158

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 E Filbert St Lancaster, PA	3.0	1.0	1002	$1,750	$1.75	45d	1	0.10mi
475 Saint Joseph St Lancaster, PA	1.0	1.0	750	$1,000	$1.33	15d	1	0.19mi
437 W Grant St Unit 302 Lancaster, PA	1.0	1.0	650	$1,775	$2.73	25d	1	0.22mi
437 W Grant St Lancaster, PA	1.0	1.0	713	$1,795	$2.52	25d	1	0.22mi
324 New Dorwart St Lancaster, PA	3.0	1.0	1020	$1,495	$1.47	15d	1	0.29mi
431 Fremont St Unit 4 Lancaster, PA	1.0	1.0	641	$1,095	$1.71	45d	1	0.30mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	15d	1	0.31mi
35 N Mulberry St Unit 1st floor Lancaster, PA	1.0	1.0	700	$1,085	$1.55	45d	1	0.34mi
422 Hillside Ave Lancaster, PA	2.0	1.0	960	$1,245	$1.30	45d	1	0.43mi
118 N Prince St Lancaster, PA	1.0–3.0	1.0–3.0	1274	$3,199	$2.51	15d	48	0.48mi
34 Conestoga St Unit 1 Lancaster, PA	2.0	1.0	671	$995	$1.48	22d	1	0.49mi
433 W Walnut St Apt 2 Lancaster, PA	2.0	1.0	900	$1,840	$2.04	25d	1	0.49mi
404 Beaver St Lancaster, PA	3.0	1.0	1025	$1,425	$1.39	25d	1	0.55mi
323 N Mulberry St Unit 4 Lancaster, PA	1.0	1.0	600	$1,500	$2.50	15d	1	0.59mi
227 N Prince St Lancaster, PA	1.0	1.0	483	$1,575	$3.26	15d	4	0.59mi
445 W Lemon St Unit 4 Lancaster, PA	1.0	1.5	540	$1,445	$2.68	25d	1	0.60mi
344 N Mulberry St Unit 2 Lancaster, PA	1.0	1.0	722	$1,065	$1.48	25d	1	0.61mi
202 N Queen St Lancaster, PA	2.0	1.0–2.0	697	$2,718	$3.90	15d	12	0.62mi
519 1/2 S Prince St Lancaster, PA	2.0	1.0	848	$1,550	$1.83	15d	1	0.64mi
38 E Walnut St Lancaster, PA	1.0	1.0	587	$1,495	$2.55	25d	1	0.74mi
1127 Wabank St Lancaster, PA	1.0–2.0	1.0	760	$1,650	$2.17	25d	1	0.76mi
347 N Queen St Lancaster, PA	1.0	1.0	687	$2,025	$2.95	15d	10	0.77mi
225 E King St Unit 1 Lancaster, PA	2.0	1.0	957	$1,950	$2.04	15d	1	0.81mi
225 E King St Unit 2 Lancaster, PA	2.0	2.5	1075	$2,600	$2.42	45d	1	0.81mi
72 Howard Ave Lancaster, PA	2.0	1.0	572	$1,495	$2.61	22d	1	0.85mi
114 E Lemon St Lancaster, PA	1.0	1.0	627	$1,347	$2.15	15d	2	0.86mi
480 Euclid Ave Lancaster, PA	1.0–2.0	1.0–1.5	830	$1,695	$2.04	45d	1	0.86mi
506 N Queen St Unit 2 Lancaster, PA	1.0	1.0	556	$1,500	$2.70	15d	1	0.86mi
61 Howard Ave Apt 1 Lancaster, PA	2.0	1.0	650	$1,045	$1.61	45d	1	0.89mi
145 Chester St Fl REAR Lancaster, PA	1.0	1.0	800	$1,125	$1.41	15d	1	0.89mi
446 N Duke St Unit 1R Lancaster, PA	1.0	1.0	580	$1,095	$1.89	45d	1	0.91mi
850 Highland Ave Lancaster, PA	2.0	1.0	1000	$1,300	$1.30	22d	1	0.99mi
816 N Prince St Lancaster, PA	1.0–2.0	1.0–2.0	794	$2,195	$2.76	15d	7	1.04mi
442 E King St Lancaster, PA	1.0	1.0	600	$925	$1.54	25d	1	1.06mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$2,610	$2.21	15d	1	1.08mi
709 N Duke St Lancaster, PA	1.0	1.0	588	$1,550	$2.64	22d	1	1.11mi
721 N Duke St Unit 1 Lancaster, PA	1.0	1.0	850	$1,295	$1.52	15d	1	1.13mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	15d	13	1.19mi
135 E Ross St Unit 2nd Floor Lancaster, PA	2.0	1.0	1000	$1,575	$1.57	15d	1	1.26mi
605 Lehigh Ave Lancaster, PA	2.0	1.0	784	$1,395	$1.78	45d	1	1.33mi

Listing history 29 events

1. 2026-06-21
   days on market $150,000 Active 70 DOM
2. 2026-06-18
   days on market $150,000 Active 67 DOM
3. 2026-06-17
   days on market $150,000 Active 66 DOM
4. 2026-06-16
   days on market $150,000 Active 65 DOM
5. 2026-06-15
   days on market $150,000 Active 64 DOM
6. 2026-06-14
   days on market $150,000 Active 62 DOM
7. 2026-06-13
   days on market $150,000 Active 61 DOM
8. 2026-06-10
   days on market $150,000 Active 59 DOM
9. 2026-06-09
   days on market $150,000 Active 58 DOM
10. 2026-06-08
    days on market $150,000 Active 57 DOM
11. 2026-06-07
    days on market $150,000 Active 56 DOM
12. 2026-06-03
    days on market $150,000 Active 52 DOM
13. 2026-06-02
    days on market $150,000 Active 51 DOM
14. 2026-06-01
    days on market $150,000 Active 50 DOM
15. 2026-05-31
    days on market $150,000 Active 49 DOM
16. 2026-05-30
    days on market $150,000 Active 48 DOM
17. 2026-05-12
    price $150,000 312-char remark

    Show marketing remark (312 chars)

    Great investment opportunity located in SOWE neighborhood. Tenant occupied, current rent is below market value and lease is month to month. (Projected Market Rent $1,200). Ready for investor to add to rental portfolio. Two-bedroom, brick home with fenced in backyard, original hardwood floors and laundry hookup.

18. 2026-04-13
    listed $165,000 Active 312-char remark

    Show marketing remark (312 chars)

    Great investment opportunity located in SOWE neighborhood. Tenant occupied, current rent is below market value and lease is month to month. (Projected Market Rent $1,200). Ready for investor to add to rental portfolio. Two-bedroom, brick home with fenced in backyard, original hardwood floors and laundry hookup.

19. 2026-04-12
    historical $165,000 312-char remark

    Show marketing remark (312 chars)

    Great investment opportunity located in SOWE neighborhood. Tenant occupied, current rent is below market value and lease is month to month. (Projected Market Rent $1,200). Ready for investor to add to rental portfolio. Two-bedroom, brick home with fenced in backyard, original hardwood floors and laundry hookup.

20. 2017-02-13
    soldstatus $50,000
21. 2016-12-22
    historical
22. 2016-12-22
    historical
23. 2016-12-01
    listed $225,000
24. 2016-12-01
    listed $57,000
25. 2010-03-11
    historical
26. 2009-09-18
    listed $34,900
27. 2009-09-18
    historical
28. 2009-04-02
    listed $34,900
29. 1980-05-27
    soldstatus $6,500

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$354/yr (+$30/mo · 21.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,597
• − Mortgage interest: −$8,402
• − Property taxes: −$1,661
• − Insurance: −$750
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,364
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,735/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: Lancaster SD
• NCES district ID: 4213140
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $38,500
• Composite: 15.52/100
• National rank: #9301
• State rank: #500 of 539 in PA

Livability — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, PA
• County: Lancaster County · 390,309 people
• City population: 176,170
• 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

+2207.7% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $150,000 BRIGHT MLS
• 2026-04-13 Listed $165,000 BRIGHT MLS
• 2026-04-12 Coming Soon $165,000 BRIGHT MLS
• 2017-02-13 Sold (MLS) $50,000 BRIGHT MLS
• 2016-12-22 Listing Removed — BRIGHT MLS
• 2016-12-22 Listing Removed — BRIGHT MLS
• 2016-12-01 Listed $57,000 BRIGHT MLS
• 2016-12-01 Listed $225,000 BRIGHT MLS
• 2010-03-11 Listing Removed — BRIGHT MLS
• 2009-09-18 Listing Removed — BRIGHT MLS
• 2009-09-18 Listed $34,900 BRIGHT MLS
• 2009-04-02 Listed $34,900 BRIGHT MLS
• 1980-05-27 Sold (Public Records) $6,500 Public Records

Property tax history

-1.1%/yr

Latest (2026): $1,661 · +3.3% YoY. Source: county tax records.