835 Conestoga Ave · Manheim, PA 17545

$150,000

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 42 Days on market

Built 1922 6,098 sqft lot Est $238k · 37% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property will be offered at Public Auction on Wednesday, April 29, 2026 @ 6pm. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This affordable home, minutes from Routes 72 and 772, offers a great investment opportunity and is also zoned commercial property in the Manheim Borough. The main floor features a cozy living room with a fireplace, a kitchen, two bedrooms, and a full bathroom. The basement provides both interior and exterior access for added convenience. Additional amenities include an enclosed front porch and an enclosed side porch that is c

Key facts

• Enclosed side porch
• Enclosed front porch
• 6,098 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• ENCLOSED SIDE PORCH
• INTERIOR AND EXTERIOR ACCESS

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); 2 total garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Average condition; Fee simple ownership
• Construction: Frame construction with shingle siding; Composite shingle roof; Permanent foundation; Built year reported by assessor
• Exterior features: Enclosed porch; Not in a federal flood zone; Municipal trash service

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heat; Electric hot water
• Interior features: Fireplace (1); Full basement with interior access and outside entrance; 5 total rooms
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.5% in Manheim — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#236 in PA, #2,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Manheim Central SD (suburban): math 38% / reading 53% proficiency, ranked #242 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manheim Central Ms (math 27% / reading 49%, grade F, #283 of 512 statewide, top 57%, 848 students, 42% FRL); Manheim Central Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 935 students, 31% FRL).
• Market conditions: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $150k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $238,368
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Vista Ln	0.49mi	2/1.0	746 (-2%)	2mo	$65,000	$87	72
75 Circle Dr	0.21mi	2/1.0	837 (+10%)	10mo	$261,000	$312	66

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-790
• Equity at exit: $22,365

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $29,607
• Equity at exit: $12,969

Cash invested: $42,000 (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 17545

• Home prices YoY: -30.5%
• Active inventory: 79
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $369

Break-even live

Break-even rent $1,268

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $454	-5% $412	+0% $369	+5% $327	+10% $284
Rent	-10% $232	-5% $301	+0% $369	+5% $438	+10% $506
Rate	-1.0pp $445	-0.5pp $407	base $369	+0.5pp $330	+1.0pp $291

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Bucknoll Rd Manheim, PA	2.0	2.0	1023	$1,774	$1.73	14d	5	0.28mi
1000 Rivendell Dr Manheim, PA	2.0	1.0–2.5	1016	$2,453	$2.41	14d	7	0.66mi
48 S Hazel St Unit D4 Manheim, PA	2.0	1.0	950	$1,150	$1.21	44d	1	1.27mi
10 S Pitt St Manheim, PA	2.0	1.0	550	$1,295	$2.35	24d	1	1.31mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-05-01
   price $150,000
3. 2026-03-20
   listed $50,000 Active
4. 1994-12-27
   soldstatus $57,000

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $2,103 · $175/mo
• Expected delta: +$267/yr (+$22/mo · 14.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,829
• − Mortgage interest: −$8,402
• − Property taxes: −$1,836
• − Insurance: −$750
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,364
• Taxable income: $2,145
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,915/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: Manheim Central SD
• NCES district ID: 4214550
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $60,723
• Composite: 40.02/100
• National rank: #3825
• State rank: #242 of 539 in PA

Livability — Manheim

• Score: 79/100
• State rank: #236
• US rank: #2155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 23,556
• Metro: Lancaster, PA
• Population (ZIP): 23,556
• Household income: $84,704
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 342.0

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% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

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: ▼ -115.46%
• Current HPI: 263.1172
• Rent YoY: —
• 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

+163.2% since first listed

4 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-05-01 Price Changed $150,000 BRIGHT MLS
• 2026-03-20 Listed $50,000 BRIGHT MLS
• 1994-12-27 Sold (Public Records) $57,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,836 · +3.2% YoY. Source: county tax records.