102 Bridlewood Ct S · Millersville, PA 17603

$75,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 20 Days on market

Built 1996

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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 +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy one floor living in the desirable Pheasant Ridge Community. Close to shopping, dining and entertainment! The bright open floor plan has a cozy living room, spacious eat in kitchen with ample storage and counter space and 3 bedrooms. The master BR has large walk-in closet and attached full bath. Two additional bedrooms, a second full bath and spacious laundry room round out this home. Park approval is required once acceptable contract has been signed.

Key facts

• Community pool
• Built 1996
• Listed 19 days

Property features AI

Finance

• Other: Not in a federal flood zone; Accessible features listed as 'Other'; Pets allowed (dogs OK)
• Financial info: Ground rent payable monthly
• HOA & community: Association amenities include outdoor pool and cable; HOA fees cover common area maintenance, lawn maintenance, pools, snow removal, trash, and recreation facilities

Exterior

• Parking: Paved off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas available; Electric available; Cable TV available; Phone available; Natural gas hot water
• Home design: Manufactured home; Single-level entry (entry-level bedroom)
• Construction: Frame construction with vinyl siding; Composite roof
• Exterior features: Exterior lighting; Street lights; Deck(s); Shed; Community pool

Interior

• Kitchen: Gas oven/range; Range hood
• Bedrooms: Three bedrooms on the main level (including master bedroom)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Combination kitchen/dining area; Eat-in kitchen; Traditional floor plan; Master bathroom; Entry-level bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 2.8% in Millersville — 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 84/100 on livability (#101 in PA, #728 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, 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; 7 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 $519 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 + 0.5% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $73,875 (1.5% below list)

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 A-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?
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: 2.46% ✓
• Cap rate: 21.90%
• Cash-on-cash: 55.76%
• DSCR: 3.48
• GRM: 3.4

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: 51.3%
• Equity multiple: 3.16×
• Total profit: $45,419
• Equity at exit: $11,183

10-year hold

• IRR: 55.6%
• Equity multiple: 5.84×
• Total profit: $101,737
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $976

Break-even live

Break-even rent $608

Max offer price $75,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,018	-5% $997	+0% $976	+5% $954	+10% $933
Rent	-10% $830	-5% $903	+0% $976	+5% $1,049	+10% $1,121
Rate	-1.0pp $1,013	-0.5pp $995	base $976	+0.5pp $956	+1.0pp $937

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Stone Mill Rd Lancaster, PA	1.0–3.0	1.0	1002	$1,575	$1.57	14d	1	0.28mi
1729 Manor Ridge Dr Unit 1731 Lancaster, PA	2.0	1.5	990	$1,400	$1.41	14d	1	0.45mi
700 Millersville Rd Lancaster, PA	1.0–2.0	1.0	710	$1,694	$2.39	14d	3	0.83mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	14d	6	0.85mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$3,720	$3.15	14d	1	0.89mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.33mi
1831 Hidden Ln Lancaster, PA	2.0–3.0	1.5–2.5	1182	$2,114	$1.79	14d	3	1.38mi

Listing history 15 events

1. 2026-05-07
   listed $80,000 Active 862-char remark
2. 2026-05-04
   historical $80,000 862-char remark
3. 2023-04-28
   soldstatus $73,000 Closed 460-char remark

   Show marketing remark (460 chars)

   Enjoy one floor living in the desirable Pheasant Ridge Community. Close to shopping, dining and entertainment! The bright open floor plan has a cozy living room, spacious eat in kitchen with ample storage and counter space and 3 bedrooms. The master BR has large walk-in closet and attached full bath. Two additional bedrooms, a second full bath and spacious laundry room round out this home. Park approval is required once acceptable contract has been signed.

4. 2023-04-13
   status Pending 460-char remark

   Show marketing remark (460 chars)

   Enjoy one floor living in the desirable Pheasant Ridge Community. Close to shopping, dining and entertainment! The bright open floor plan has a cozy living room, spacious eat in kitchen with ample storage and counter space and 3 bedrooms. The master BR has large walk-in closet and attached full bath. Two additional bedrooms, a second full bath and spacious laundry room round out this home. Park approval is required once acceptable contract has been signed.

5. 2023-03-21
   historical Active Under Contract 460-char remark

   Show marketing remark (460 chars)

   Enjoy one floor living in the desirable Pheasant Ridge Community. Close to shopping, dining and entertainment! The bright open floor plan has a cozy living room, spacious eat in kitchen with ample storage and counter space and 3 bedrooms. The master BR has large walk-in closet and attached full bath. Two additional bedrooms, a second full bath and spacious laundry room round out this home. Park approval is required once acceptable contract has been signed.

6. 2023-03-17
   listed $73,000 Active 460-char remark

   Show marketing remark (460 chars)

   Enjoy one floor living in the desirable Pheasant Ridge Community. Close to shopping, dining and entertainment! The bright open floor plan has a cozy living room, spacious eat in kitchen with ample storage and counter space and 3 bedrooms. The master BR has large walk-in closet and attached full bath. Two additional bedrooms, a second full bath and spacious laundry room round out this home. Park approval is required once acceptable contract has been signed.

7. 2018-09-18
   soldstatus $47,000 Closed
8. 2018-09-04
   status Pending
9. 2018-08-28
   price $49,900
10. 2018-08-12
    listed $54,900 Active
11. 2008-02-21
    soldstatus $39,900
12. 2007-11-05
    listed $39,900
13. 2004-06-21
    soldstatus $33,000
14. 2004-04-12
    historical
15. 2004-04-12
    listed $34,900

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$257/yr (+$21/mo · 38.3%)

ⓘ 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 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: $22,120
• − Mortgage interest: −$4,201
• − Property taxes: −$671
• − Insurance: −$375
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$2,182
• Taxable income: $11,151
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $9,032/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 — Millersville

• Score: 84/100
• State rank: #101
• US rank: #728

Category grades

Amenities D- Commute F 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: 11,753
• 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

+114.9% since first listed

17 events — show timeline

• 2026-05-27 Listing Removed — BRIGHT MLS
• 2026-05-23 Price Changed $75,000 BRIGHT MLS
• 2026-05-07 Listed $80,000 BRIGHT MLS
• 2026-05-04 Coming Soon — BRIGHT MLS
• 2023-04-28 Sold (MLS) $73,000 BRIGHT MLS
• 2023-04-13 Pending — BRIGHT MLS
• 2023-03-21 Contingent — BRIGHT MLS
• 2023-03-17 Listed $73,000 BRIGHT MLS
• 2018-09-18 Sold (MLS) $47,000 BRIGHT MLS
• 2018-09-04 Pending — BRIGHT MLS
• 2018-08-28 Price Changed $49,900 BRIGHT MLS
• 2018-08-12 Listed $54,900 BRIGHT MLS
• 2008-02-21 Sold (MLS) $39,900 BRIGHT MLS
• 2007-11-05 Listed $39,900 BRIGHT MLS
• 2004-06-21 Sold (MLS) $33,000 BRIGHT MLS
• 2004-04-12 Listed $34,900 BRIGHT MLS
• 2004-04-12 Listing Removed — BRIGHT MLS

Property tax history

-0.4%/yr

Latest (2026): $671 · +4.1% YoY. Source: county tax records.