82 Taylor Dr · Georgetown, PA 17572

$75,000

3 bd · 1.5 ba · 1,344 sqft · Manufactured public records · 3 Days on market

Built 1995 $56/sqft · 70% below area $550/mo HOA · 37% 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).

• Cash flow +22.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +6.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don’t miss this spacious double-wide home in a sought-after 55+ community! Offering 3 bedrooms and 2 full bathrooms, this home is designed for comfortable, easy living. The kitchen is a standout with extensive cabinetry for all your storage needs, and all appliances convey with the sale. The screened-in porch provides the perfect spot to relax or entertain. Move-in ready and waiting for its next owner!

Key facts

• Built 1995
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pequea Valley SD (rural): math 27% / reading 44% proficiency, ranked #390 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.3% local appreciation)).
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 37% of rent.
• Climate carrying-cost: severe flood risk; moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.96% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 4.3

CMA / ARV

• ARV (median comp): $246,944
• List price: $75,000
• Delta: -69.63%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

3.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.70×
• Total profit: $14,725
• Equity at exit: $35,121

10-year hold

• IRR: 14.1%
• Equity multiple: 3.18×
• Total profit: $45,739
• Equity at exit: $55,239

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 17572

• Home prices YoY: 1.2%
• Active inventory: 8
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $63

Break-even live

Break-even rent $1,388

Max offer price $75,000

Occupancy floor 91%

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: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 3 events

1. 2026-05-02
   status Pending 411-char remark

   Show marketing remark (411 chars)

   Don’t miss this spacious double-wide home in a sought-after 55+ community! Offering 3 bedrooms and 2 full bathrooms, this home is designed for comfortable, easy living. The kitchen is a standout with extensive cabinetry for all your storage needs, and all appliances convey with the sale. The screened-in porch provides the perfect spot to relax or entertain. Move-in ready and waiting for its next owner!

2. 2026-04-29
   listed $75,000 Active 411-char remark

   Show marketing remark (411 chars)

   Don’t miss this spacious double-wide home in a sought-after 55+ community! Offering 3 bedrooms and 2 full bathrooms, this home is designed for comfortable, easy living. The kitchen is a standout with extensive cabinetry for all your storage needs, and all appliances convey with the sale. The screened-in porch provides the perfect spot to relax or entertain. Move-in ready and waiting for its next owner!

3. 2026-03-27
   historical $75,000 411-char remark

   Show marketing remark (411 chars)

   Don’t miss this spacious double-wide home in a sought-after 55+ community! Offering 3 bedrooms and 2 full bathrooms, this home is designed for comfortable, easy living. The kitchen is a standout with extensive cabinetry for all your storage needs, and all appliances convey with the sale. The screened-in porch provides the perfect spot to relax or entertain. Move-in ready and waiting for its next owner!

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$261/yr (+$22/mo · 39.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,605
• − Mortgage interest: −$4,201
• − Property taxes: −$662
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − HOA: −$6,600
• − Depreciation: −$2,182
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $761/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: Pequea Valley SD
• NCES district ID: 4218900
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $58,968
• Composite: 31.56/100
• National rank: #5955
• State rank: #390 of 539 in PA

Livability — Georgetown

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

Census & demographics

• Population (ZIP): 3,774

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Polish 12% Romanian 4% Iranian 4%
• Foreign-born: 1% · Canada
• Languages at home: 63% English-only · German/W. Germanic 33% Spanish 4%

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: ▲ 3.33%
• Current HPI: 271.8504
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-29 Listed $75,000 BRIGHT MLS
• 2026-03-27 Coming Soon $75,000 BRIGHT MLS

Property tax history

-2.0%/yr

Latest (2026): $662 · +1.4% YoY. Source: county tax records.