735 Greenville Rd · Schoeneck, PA 17517

$335,000

3 bd · 1.5 ba · 1,764 sqft · SingleFamily public records · 29 Days on market

Built 1968 0.80 ac lot Est $310k · 8% over

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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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• ARV discount +3.9/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION DATE-WEDNESDAY, APRIL 22, 2026, AT 5 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 1½ sty. brick/siding house w/ 1654 SF finished area, eat-in kitchen w/ range & pantry, living rm. w/ bow window, 1st floor laundry, 4 bdrms. , 1½ baths, daylight bsmt. w/ brick fireplace hearth, oil HW heat, generator hookup, narrow gauge oak hardwood flooring, low maintenance exterior w/ covered soffit, fascia & insulated/tilt windows, covered side porch, built-in 1-car garage & (2) utility sheds all on 8/10 ACRE rural lot w/ macadam driveway, on-site well & septic. Zoned Open Space. NOTE: Owner has moved to r

Key facts

• 0.8 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $330k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,138 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: schools F, amenities F, commute F.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 29 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

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 $329,975 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $310,464
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 Swamp Bridge Rd	0.55mi	4/1.0 (+1)	1,750 (-1%)	13mo	$300,000	$171	55
1230 Steinmetz Rd	0.58mi	3/1.5	1,988 (+13%)	18mo	$350,000	$176	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-19,855
• Equity at exit: $49,950

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $27,036
• Equity at exit: $28,965

Cash invested: $93,800 (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 17517

• Home prices YoY: -29.3%
• Active inventory: 75
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$328 /mo · $3,936/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $541

Break-even live

Break-even rent $2,816

Max offer price $335,000

Occupancy floor 80%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 S Ridge Rd Denver, PA	4.0	1.5	1521	$3,500	$2.30	43d	1	1.05mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-23
   price $335,000
3. 2026-03-25
   listed $225,000 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: $3,936 · $328/mo
• Projected year-2 tax: $4,615 · $385/mo
• Expected delta: +$678/yr (+$57/mo · 17.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$18,765
• − Property taxes: −$3,936
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,745
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $6,209/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — Schoeneck

• Score: 65/100
• State rank: #1138
• US rank: #13049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,045

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · German/W. Germanic 4% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -109.05%
• Current HPI: 262.8646
• 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

+48.9% since first listed

3 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-23 Price Changed $335,000 BRIGHT MLS
• 2026-03-25 Listed $225,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2026): $3,936 · +4.4% YoY. Source: county tax records.