178 Northcrest Acres Park Tp-0178 · Avon, PA 17046

$190,000

3 bd · 1.5 ba · 924 sqft · Manufactured public records · 115 Days on market

Built 2023 $206/sqft · 41% above area Est $252k · 25% under

---

Why this score? — see what drove the D+ 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 +11.8/30.0
• Rent growth +4.3/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

Key facts

• 2 parking spots
• Built 2023
• Listed 114 days

🏷️ Possibly a rental listed for sale. The $190,000 price doesn't fit this home's estimated sale value (~$251,696) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (16.0% below list).
• Recommended offer: $160k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#483 in PA, #4,457 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 121 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $190k implies a 1167% gain — meaningful room to come down on a strong offer.

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 $159,653 (16.0% 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. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $251,696
• List price: $190,000
• Delta: -24.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.36% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-26,751
• Equity at exit: $28,330

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $5,386
• Equity at exit: $16,428

Cash invested: $53,200 (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 17046

• Rents YoY: 7.4%
• Active inventory: 121
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-52

Break-even live

Break-even rent $1,662

Max offer price $182,506

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $14	+0% $-52	+5% $-117	+10% $-183
Rent	-10% $-178	-5% $-115	+0% $-52	+5% $11	+10% $74
Rate	-1.0pp $44	-0.5pp $-3	base $-52	+0.5pp $-101	+1.0pp $-151

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $190,000 Active 115 DOM
2. 2026-06-19
   days on market $190,000 Active 113 DOM
3. 2026-06-18
   days on market $190,000 Active 112 DOM
4. 2026-06-17
   days on market $190,000 Active 111 DOM
5. 2026-06-16
   days on market $190,000 Active 110 DOM
6. 2026-06-15
   days on market $190,000 Active 109 DOM
7. 2026-06-14
   days on market $190,000 Active 107 DOM
8. 2026-06-13
   days on market $190,000 Active 106 DOM
9. 2026-06-10
   days on market $190,000 Active 104 DOM
10. 2026-06-09
    days on market $190,000 Active 103 DOM
11. 2026-06-08
    days on market $190,000 Active 102 DOM
12. 2026-06-07
    days on market $190,000 Active 101 DOM
13. 2026-06-03
    days on market $190,000 Active 97 DOM
14. 2026-06-02
    days on market $190,000 Active 96 DOM
15. 2026-06-01
    days on market $190,000 Active 95 DOM
16. 2026-05-31
    days on market $190,000 Active 94 DOM
17. 2026-05-30
    days on market $190,000 Active 93 DOM
18. 2026-05-08
    status Active 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

19. 2026-05-07
    status Pending 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

20. 2026-03-25
    price $190,000 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

21. 2026-03-13
    price $199,900 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

22. 2026-02-25
    listed $200,000 Active 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

23. 2026-02-21
    historical $200,000 1429-char remark

    Show marketing remark (1429 chars)

    This Manufactured home is a definite cut above the rest. Walk into a lovely foyer with built-ins and coat closet before entering the open spacious kitchen, dining & living areas. Beautiful neutral color scheme to go with any decor. Kitchen has a large eat at island with space for 2-4 stools with appliances like brand new. Right off the kitchen is a walk-in pantry to store all your extra necessities with large spacious dining area that flows into the open living area that makes it just perfect for entertaining. Behind the sliding barn doors is a craft/hobby/office space literally to die for with another large central island to appease anyone that loves to be creative. It offers additional built-ins including a desk area and more cabinetry . .. .. .. .. you couldn't ask for more. You'll find the large master bedroom at one end of the home for complete privacy. Attached is its own large walk-in closet, dressing area and full luxurious bath with a huge all tile master shower space, His & Hers sinks and plenty of storage for both. The other end offers two more bedrooms and a shared full bath with tub/shower combo which completes the living spaces. Laundry room opens into the back entry and also accessible from the craft room area. If you want easy living in one of the most beautifully designed manufactured homes, this is it! Ground rent is 495.00 per month - covers Common Areas and Snow removal

24. 2008-08-27
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,158
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$5,527
• Taxable loss: −$3,877
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $309/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Avon

• Score: 74/100
• State rank: #483
• US rank: #4457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 31,835
• Household income: $62,221
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 905.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 20% Dominican 9%
• Common ancestry: Romanian 2% Polish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 75% English-only · Spanish 23%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.36%
• Current HPI: 217.3106
• Rent YoY: ▲ 7.36%
• Metro: Lebanon, 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

+1166.7% since first listed

7 events — show timeline

• 2026-05-08 Relisted — BRIGHT MLS
• 2026-05-07 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $190,000 BRIGHT MLS
• 2026-03-13 Price Changed $199,900 BRIGHT MLS
• 2026-02-25 Listed $200,000 BRIGHT MLS
• 2026-02-21 Coming Soon $200,000 BRIGHT MLS
• 2008-08-27 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $378 · +5.1% YoY. Source: county tax records.