92 Florence Dr · Londonderry, PA 17022

$129,900

3 bd · 1.0 ba · 792 sqft · Manufactured public records · 28 Days on market

Built 2023 4,000 sqft lot

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy living in a luxuriously finished, well designed cottage. Compact living in an expansive 24 ft wide home with 2 full bedrooms. Room for your guests, home office or hobbies. The open floor plan welcomes you to gracious living and entertaining. Gourmet kitchen features upgraded stainless steel appliances, stainless steel farmhouse sink with goose neck spigot, full tile backsplash, recessed lighting, and a lighted glass cabinet. Built-in cabinet space perfect for your coffee or wine bar. Sliding glass doors off the eat-in kitchen bring lots of natural light and open to your deck. Stackable washer and dryer included. With a horse pasture as your backyard neighbor, you can enjoy dining on y

Key facts

• Full tile backsplash
• Gourmet kitchen
• Recessed lighting

Tags

• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• STAINLESS STEEL FARMHOUSE SINK
• FULL TILE BACKSPLASH
• RECESSED LIGHTING
• LIGHTED GLASS CABINET

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed (dogs and cats allowed; number limit applies); Located in a suburban area near Erle Avenue; directions available
• HOA & community: Monthly community fee of $60; Land lease of $650 per month (land lease years remaining: 0); Park name: Cedar Manor; Property manager present; Irrigation water rights

Exterior

• Parking: Off-street parking for 2 vehicles with concrete driveway
• Utilities: 110 volt electric service; Natural gas available (heating and cooling); Electric hot water; Private/community water; Community septic tank; Cable TV available
• Home design: Manufactured/double-wide home (Pine Grove G-290); Construction completed; Above-grade structure
• Construction: Modular/manufactured construction; Double wide (24' x 32')
• Exterior features: Gutter system; Exterior lighting; Backs to trees; Rented lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Gas range/oven; Stainless steel appliances; Eat-in kitchen
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Open floor plan with combination living/dining and kitchen/dining areas; Crown moldings; Recessed lighting; Window treatments; Tub/shower; Carpet
• Laundry & utility: Stacked washer and dryer on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Lower Dauphin Ms (math 28% / reading 53%, grade F, #248 of 512 statewide, top 50%, 883 students, 27% FRL); Lower Dauphin Hs (math 82%, 1,085 students, 22% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 202 active listings in the ZIP; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.10×
• Total profit: $3,549
• Equity at exit: $19,369

10-year hold

• IRR: 15.3%
• Equity multiple: 2.46×
• Total profit: $53,184
• Equity at exit: $11,231

Cash invested: $36,372 (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 17022

• Home prices YoY: -29.0%
• Rents YoY: 6.5%
• Active inventory: 202
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $294

Break-even live

Break-even rent $1,220

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 28 DOM
2. 2026-06-17
   days on market $129,900 Active 27 DOM
3. 2026-06-16
   days on market $129,900 Active 26 DOM
4. 2026-06-15
   days on market $129,900 Active 25 DOM
5. 2026-06-14
   days on market $129,900 Active 23 DOM
6. 2026-06-13
   days on market $129,900 Active 22 DOM
7. 2026-06-10
   days on market $129,900 Active 20 DOM
8. 2026-06-09
   days on market $129,900 Active 19 DOM
9. 2026-06-08
   days on market $129,900 Active 18 DOM
10. 2026-06-07
    days on market $129,900 Active 17 DOM
11. 2026-06-05
    days on market $129,900 Active 14 DOM
12. 2026-06-03
    days on market $129,900 Active 13 DOM
13. 2026-06-02
    days on market $129,900 Active 12 DOM
14. 2026-06-01
    days on market $129,900 Active 11 DOM
15. 2026-05-31
    days on market $129,900 Active 10 DOM
16. 2026-05-31
    days on market $129,900 Active 9 DOM
17. 2026-05-21
    listed $129,900 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,105
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,779
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,139/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Londonderry

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

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 31,908
• Household income: $86,767
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1404.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.73%
• Current HPI: 266.3184
• Rent YoY: ▲ 6.52%
• 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

1 event — show timeline

• 2026-05-21 Listed $129,900 BRIGHT MLS

Property tax history

+0.1%/yr

Latest (2019): $175 · +0.0% YoY. Source: county tax records.