21 Jake Dr · Georgetown, PA 17572

$135,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 4 Days on market

Built 1992

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.2/10.0
• 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

RETIRE in scenic Eastern lancaster county! Quiet over 55 community. Immediate occupancy. 1992 Skyline with ramp, large shed, walk-in closets, fireplace in LR, kitchen island, garden tub and shower stall in master bath and large room sizes. Yard mowing is available for a small fee. Pet friendly rules. see 44 pics!

Key facts

• Built 1992
• Listed 4 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent exists with a monthly payment of $550 (years remaining listed as 999); Ownership interest: Ground Rent
• HOA & community: Association covers sewer, snow removal, trash, and water

Exterior

• Parking: Off-street parking
• Utilities: Community water; Community septic tank; Electric hot water; Cable TV available
• Home design: Manufactured double-wide home; Located in a senior community (55+)
• Construction: Vinyl siding; Shingle/composite roof; Estimated year built
• Exterior features: Porch(es); Patio(s); Rented lot with ground rent (monthly payment); Shed

Interior

• Kitchen: Electric oven/range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (including two full on main level)
• Heating & cooling: Forced air heating; Propane (metered) heating fuel; Central air conditioning (electric)
• Interior features: Window treatments; Breakfast area; Dining area; Kitchen island; Storm door; Has one gas/propane fireplace
• Laundry & utility: Washer and dryer on the main floor; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

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 $5k of equity ($933 loan paydown + $4k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $135,000

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. 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: 1.02% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.83×
• Total profit: $31,203
• Equity at exit: $63,218

10-year hold

• IRR: 15.8%
• Equity multiple: 3.40×
• Total profit: $90,575
• Equity at exit: $99,430

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $198

Break-even live

Break-even rent $1,130

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $274	-5% $236	+0% $198	+5% $159	+10% $121
Rent	-10% $89	-5% $143	+0% $198	+5% $252	+10% $307
Rate	-1.0pp $265	-0.5pp $232	base $198	+0.5pp $163	+1.0pp $127

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   status Pending 991-char remark
2. 2026-05-01
   listed $135,000 Active 991-char remark
3. 2026-04-30
   historical $135,000 991-char remark
4. 2016-11-08
   soldstatus $70,000 314-char remark

   Show marketing remark (314 chars)

   RETIRE in scenic Eastern lancaster county! Quiet over 55 community. Immediate occupancy. 1992 Skyline with ramp, large shed, walk-in closets, fireplace in LR, kitchen island, garden tub and shower stall in master bath and large room sizes. Yard mowing is available for a small fee. Pet friendly rules. see 44 pics!

5. 2016-10-26
   historical 314-char remark

   Show marketing remark (314 chars)

   RETIRE in scenic Eastern lancaster county! Quiet over 55 community. Immediate occupancy. 1992 Skyline with ramp, large shed, walk-in closets, fireplace in LR, kitchen island, garden tub and shower stall in master bath and large room sizes. Yard mowing is available for a small fee. Pet friendly rules. see 44 pics!

6. 2016-08-01
   listed $70,000 314-char remark

   Show marketing remark (314 chars)

   RETIRE in scenic Eastern lancaster county! Quiet over 55 community. Immediate occupancy. 1992 Skyline with ramp, large shed, walk-in closets, fireplace in LR, kitchen island, garden tub and shower stall in master bath and large room sizes. Yard mowing is available for a small fee. Pet friendly rules. see 44 pics!

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$695/yr (+$58/mo · 93.6%)

ⓘ 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: $16,558
• − Mortgage interest: −$7,562
• − Property taxes: −$743
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,927
• Taxable income: $204
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,321/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

+92.9% since first listed

7 events — show timeline

• 2026-05-28 Sold (MLS) $135,000 BRIGHT MLS
• 2026-05-04 Pending — BRIGHT MLS
• 2026-05-01 Listed $135,000 BRIGHT MLS
• 2026-04-30 Coming Soon $135,000 BRIGHT MLS
• 2016-11-08 Sold (MLS) $70,000 BRIGHT MLS
• 2016-10-26 Listing Removed — BRIGHT MLS
• 2016-08-01 Listed $70,000 BRIGHT MLS

Property tax history

-1.6%/yr

Latest (2026): $743 · +1.4% YoY. Source: county tax records.