315 Sproul Rd · Colerain, PA 17536

$87,500

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 91 Days on market

Built 2022 $74/sqft · 72% below area ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost new construction mobile home for sale. Built in 2022, this home is in very good condition with all modern updates. * * * MOTIVATED SELLERS! * * * Please note this sale is for the MOBILE HOME only. * * MOVING THE HOME IS REQUIRED. * * * The seller is building a new home on the site. Home has been extremely well cared for and is ready to move to your chosen location! Spacious interior features three bedrooms and two full baths. The open floor plan provides ample living space, including a living room, a kitchen with an island, and a dining area. Included with the sale are the refrigerator, stove, water heater, front porch, and side deck. Skirting is also included with the purchase. The agent has information on moving companies in the local area.

Key facts

• Built 2022
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 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 $605 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% 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 $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.41% ✓
• Cap rate: 19.73%
• Cash-on-cash: 48.00%
• DSCR: 3.14
• GRM: 3.5

CMA / ARV

• ARV (median comp): $308,091
• List price: $87,500
• Delta: -71.60%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.5%
• Equity multiple: 2.97×
• Total profit: $48,317
• Equity at exit: $13,047

10-year hold

• IRR: 51.4%
• Equity multiple: 6.01×
• Total profit: $122,778
• Equity at exit: $7,565

Cash invested: $24,500 (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 17536

• Home prices YoY: -4.5%
• Active inventory: 5
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $980

Break-even live

Break-even rent $871

Max offer price $87,500

Occupancy floor 49%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $87,500 Active 91 DOM
2. 2026-06-17
   days on market $87,500 Active 90 DOM
3. 2026-06-16
   days on market $87,500 Active 89 DOM
4. 2026-06-15
   days on market $87,500 Active 88 DOM
5. 2026-06-14
   days on market $87,500 Active 86 DOM
6. 2026-06-13
   days on market $87,500 Active 85 DOM
7. 2026-06-10
   days on market $87,500 Active 83 DOM
8. 2026-06-09
   days on market $87,500 Active 82 DOM
9. 2026-06-08
   days on market $87,500 Active 81 DOM
10. 2026-06-07
    pricedays on market $87,500 Active 80 DOM
11. 2026-06-03
    days on market $95,000 Active 76 DOM
12. 2026-06-02
    days on market $95,000 Active 75 DOM
13. 2026-06-01
    days on market $95,000 Active 74 DOM
14. 2026-05-31
    days on market $95,000 Active 73 DOM
15. 2026-05-30
    days on market $95,000 Active 72 DOM
16. 2026-04-01
    price $95,000 774-char remark

    Show marketing remark (774 chars)

    Almost new construction mobile home for sale. Built in 2022, this home is in very good condition with all modern updates. * * * MOTIVATED SELLERS! * * * Please note this sale is for the MOBILE HOME only. * * MOVING THE HOME IS REQUIRED. * * * The seller is building a new home on the site. Home has been extremely well cared for and is ready to move to your chosen location! Spacious interior features three bedrooms and two full baths. The open floor plan provides ample living space, including a living room, a kitchen with an island, and a dining area. Included with the sale are the refrigerator, stove, water heater, front porch, and side deck. Skirting is also included with the purchase. The agent has information on moving companies in the local area.

17. 2026-03-20
    listed $115,000 Active 774-char remark

    Show marketing remark (774 chars)

    Almost new construction mobile home for sale. Built in 2022, this home is in very good condition with all modern updates. * * * MOTIVATED SELLERS! * * * Please note this sale is for the MOBILE HOME only. * * MOVING THE HOME IS REQUIRED. * * * The seller is building a new home on the site. Home has been extremely well cared for and is ready to move to your chosen location! Spacious interior features three bedrooms and two full baths. The open floor plan provides ample living space, including a living room, a kitchen with an island, and a dining area. Included with the sale are the refrigerator, stove, water heater, front porch, and side deck. Skirting is also included with the purchase. The agent has information on moving companies in the local area.

18. 2026-03-11
    historical $115,000 774-char remark

    Show marketing remark (774 chars)

    Almost new construction mobile home for sale. Built in 2022, this home is in very good condition with all modern updates. * * * MOTIVATED SELLERS! * * * Please note this sale is for the MOBILE HOME only. * * MOVING THE HOME IS REQUIRED. * * * The seller is building a new home on the site. Home has been extremely well cared for and is ready to move to your chosen location! Spacious interior features three bedrooms and two full baths. The open floor plan provides ample living space, including a living room, a kitchen with an island, and a dining area. Included with the sale are the refrigerator, stove, water heater, front porch, and side deck. Skirting is also included with the purchase. The agent has information on moving companies in the local area.

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,334
• − Mortgage interest: −$4,901
• − Property taxes: −$2,311
• − Insurance: −$438
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$2,545
• Taxable income: $11,086
• Est. tax owed @ 24.0%: −$2,661
• After-tax cash flow: $9,099/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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Colerain

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

Census & demographics

• Population (ZIP): 3,680

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Polish 18% Iranian 9% Romanian 3%
• Foreign-born: 1%
• Languages at home: 58% English-only · German/W. Germanic 41% 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: ▼ -13.42%
• Current HPI: 285.2916
• 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

-17.4% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $95,000 BRIGHT MLS
• 2026-03-20 Listed $115,000 BRIGHT MLS
• 2026-03-11 Coming Soon $115,000 BRIGHT MLS

Property tax history

+12.3%/yr

Latest (2026): $2,311 · +4.9% YoY. Source: county tax records.