2310 Eagle Cv · South Manheim, PA 17922

$268,000

4 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 11 Days on market

Built 1987 0.40 ac lot Est $376k · 29% under $153/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +6.9/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private and secluded chalet needing some TLC. Bring your ideas! On cul-de-sac at south end of association property but just across Wynonah Drive from the big lake! Wooded lot with stream running through property. Priced to Sell! Sewer is 5,000 gallon holding tank. Exterior is T-111. New roof installed 2013! Home is occupied & sellers need 24 hours notice to show.

Key facts

• Secluded lot
• Vaulted wood ceiling
• Modern kitchen

Tags

• SECLUDED LOT
• SMALL STREAM
• VAULTED WOOD CEILING
• CUSTOM-TILED WALK-IN SHOWER
• MODERN KITCHEN
• COZY PROPANE FIREPLACE

Property features AI

Finance

• Other: Located on Lake Wynonah/Fawn Lake with private water access (boat restrictions apply: electric motor only, length limits; canoe/kayak allowed; no PWC); Road responsibility is HOA/private; Directions: Follow Navajo Drive to Wynonah Drive; pass D Dock; turn right into Eagle Cove; house in rear of cul-de-sac
• HOA & community: Annual HOA fee of $1,832; HOA covers common area maintenance, pools, reserve funds, road maintenance, security gate, and snow removal; Community amenities include clubhouse, pool/outdoor pool, marina/boat ramp, lake access, tennis courts, basketball and volleyball courts, playgrounds, picnic areas, bar/lounge, dining rooms, gated community, non-lake recreation area, and water/lake privileges; One-time other fee of $500

Exterior

• Parking: Detached carport (2 spaces); Driveway; Total of 2 garage/parking spaces; Stone driveway
• Utilities: Community water; Holding tank sewer; Cable internet
• Home design: Detached property; Estimated year built
• Construction: T-1-11 siding; Metal roof; Crawl space foundation; Above-grade and below-grade structures
• Exterior features: Porch(es), enclosed; Backs to trees; Front yard and rear yard; Private setting with year-round access; Road frontage; Rural location; Stream/creek on the lot; Premium lot; Navigable water and water view

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Electric baseboard heat; Propane (leased) for heating fuel; Electric hot water
• Interior features: Wood ceilings; Luxury vinyl plank flooring; Gas/propane fireplace (one)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-35 ($-422/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.3% below list).
• Meets the 1% rule at list price ($3k rent vs $268k).
• Recommended offer: $262k (2.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Schuylkill Haven Area SD (town): math 27% / reading 56% proficiency, ranked #330 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Schuylkill Haven El Ctr (math 47% / reading 67%, grade C+, #444 of 1,518 statewide, top 32%, 434 students, 53% FRL); Schuylkill Haven Ms (math 15% / reading 52%, grade F, #342 of 512 statewide, top 67%, 260 students, 50% FRL); Schuylkill Haven Shs (math 32% / reading 52%, grade F, #232 of 437 statewide, top 57%, 445 students, 41% FRL) — zoned schools average 48% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $74k; list at $268k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,781 (2.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $376,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2348 Spear Cv	0.15mi	3/1.0 (-1)	1,455 (-7%)	11mo	$248,000	$170	64
2254 W Wynonah Drive Dr	0.23mi	4/2.0	1,410 (-10%)	24mo	$270,000	$191	50
2421 Running Bear Cv	0.63mi	3/2.0 (-1)	1,604 (+2%)	12mo	$390,000	$243	50
1892 Bow Dr	0.67mi	3/2.0 (-1)	1,512 (-4%)	19mo	$425,000	$281	40
71 Hickory Ln	0.69mi	3/2.0 (-1)	1,540 (-2%)	24mo	$385,000	$250	38
2564 Wagonwheel Dr	0.74mi	3/2.0 (-1)	1,610 (+3%)	22mo	$287,500	$179	36
1840 Crazy Horse Dr	0.74mi	3/3.0 (-1)	1,503 (-4%)	14mo	$360,000	$240	35
1996 Running Deer Dr	0.72mi	3/2.5 (-1)	1,781 (+14%)	20mo	$310,000	$174	18

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-45,184
• Equity at exit: $39,960

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-40,261
• Equity at exit: $23,172

Cash invested: $75,040 (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 17922

• Home prices YoY: -33.6%
• Active inventory: 54
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$838 /mo · $10,051/yr
• Insurance: −$112
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$153
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-35

Break-even live

Break-even rent $3,245

Max offer price $261,781

Occupancy floor 96%

Sensitivity live

Price	-10% $117	-5% $41	+0% $-35	+5% $-111	+10% $-187
Rent	-10% $-288	-5% $-162	+0% $-35	+5% $91	+10% $218
Rate	-1.0pp $100	-0.5pp $33	base $-35	+0.5pp $-105	+1.0pp $-175

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1342 Stag Dr Auburn, PA	3.0	2.5	1500	$3,200	$2.13	45d	1	1.07mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: sewer

Listing history 9 events

1. 2026-06-21
   days on market $268,000 Active 11 DOM
2. 2026-06-19
   days on market $268,000 Active 9 DOM
3. 2026-06-18
   days on market $268,000 Active 8 DOM
4. 2026-06-17
   days on market $268,000 Active 7 DOM
5. 2026-06-16
   days on market $268,000 Active 6 DOM
6. 2026-06-15
   days on market $268,000 Active 5 DOM
7. 2026-06-14
   days on market $268,000 Active 3 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $268,000 Active 2 DOM

ⓘ 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: $10,051 · $838/mo
• Projected year-2 tax: $10,051 · $838/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$15,012
• − Property taxes: −$10,051
• − Insurance: −$2,006
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$1,836
• − Depreciation: −$7,796
• Taxable loss: −$4,446
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $645/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: Schuylkill Haven Area SD
• NCES district ID: 4220910
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $51,147
• Composite: 35.73/100
• National rank: #4857
• State rank: #330 of 539 in PA

Livability — South Manheim

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Wynonah, PA
• Population (ZIP): 5,249

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.58%
• Current HPI: 179.3334
• 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

+257.8% since first listed

5 events — show timeline

• 2026-06-10 Listed $268,000 BRIGHT MLS
• 2013-09-30 Sold (Public Records) $74,000 Public Records
• 2013-09-30 Sold (MLS) $74,000 BRIGHT MLS
• 2013-08-23 Listing Removed — BRIGHT MLS
• 2013-07-26 Listed $74,900 BRIGHT MLS

Property tax history

+13.4%/yr

Latest (2026): $10,051 · +240.8% YoY. Source: county tax records.