17 Dusk St · Quarryville, PA 17566

$59,500

2 bd · 1.0 ba · 840 sqft · SingleFamily · 34 Days on market

Built 1994 Good condition $71/sqft · 16% below area Est $71k · 16% 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 +30.0/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2 BR, 1 Bath home is situated in the desirable and affordable EDEN GLEN VILLAGE, located just south of Strasburg and just a hop and a skip from Quarryville. This unique country location offers country views, and the beautiful rolling hills of Lancaster County! Ready for your interior design, and your creative concepts! The home includes a renovated bathroom, newer appliances, open floor plan, updated LVP flooring, laundry, , cool central air, and energy efficient propane heat. The home also has 5 newer replacement double pane windows! The outdoor space includes 2 private parking spaces, and a generous lot for your creativity. Park approval application available. Call and schedule your private tour, and make this a place to call home!

Key facts

• Open floor plan
• Generous lot
• Updated lvp flooring

Tags

• OPEN FLOOR PLAN
• UPDATED LVP FLOORING
• CENTRAL AIR
• ENERGY EFFICIENT PROPANE HEAT
• PRIVATE PARKING SPACES
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 1.5% in Quarryville — 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 74/100 on livability (#499 in PA, #4,587 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• 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: 50 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 $411 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.44% ✓
• Cap rate: 21.17%
• Cash-on-cash: 53.15%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $71,000
• List price: $59,500
• Delta: -16.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Dusk St	0.00mi	2/1.0	840 (0%)	1mo	$56,500	$67	100
110 Dawn St	0.06mi	3/1.0 (+1)	924 (+10%)	4mo	$80,000	$87	72
122 Dawn St	0.06mi	3/1.5 (+1)	924 (+10%)	3mo	$71,000	$77	71

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: 51.2%
• Equity multiple: 3.24×
• Total profit: $37,376
• Equity at exit: $8,872

10-year hold

• IRR: 56.6%
• Equity multiple: 6.59×
• Total profit: $93,150
• Equity at exit: $5,144

Cash invested: $16,660 (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 17566

• Active inventory: 50
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $738

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 44%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 761-char remark

   Show marketing remark (761 chars)

   This adorable 2 BR, 1 Bath home is situated in the desirable and affordable EDEN GLEN VILLAGE, located just south of Strasburg and just a hop and a skip from Quarryville. This unique country location offers country views, and the beautiful rolling hills of Lancaster County! Ready for your interior design, and your creative concepts! The home includes a renovated bathroom, newer appliances, open floor plan, updated LVP flooring, laundry, , cool central air, and energy efficient propane heat. The home also has 5 newer replacement double pane windows! The outdoor space includes 2 private parking spaces, and a generous lot for your creativity. Park approval application available. Call and schedule your private tour, and make this a place to call home!

2. 2026-05-12
   historical Active Under Contract 761-char remark

   Show marketing remark (761 chars)

   This adorable 2 BR, 1 Bath home is situated in the desirable and affordable EDEN GLEN VILLAGE, located just south of Strasburg and just a hop and a skip from Quarryville. This unique country location offers country views, and the beautiful rolling hills of Lancaster County! Ready for your interior design, and your creative concepts! The home includes a renovated bathroom, newer appliances, open floor plan, updated LVP flooring, laundry, , cool central air, and energy efficient propane heat. The home also has 5 newer replacement double pane windows! The outdoor space includes 2 private parking spaces, and a generous lot for your creativity. Park approval application available. Call and schedule your private tour, and make this a place to call home!

3. 2026-05-07
   price $59,500 761-char remark

   Show marketing remark (761 chars)

   This adorable 2 BR, 1 Bath home is situated in the desirable and affordable EDEN GLEN VILLAGE, located just south of Strasburg and just a hop and a skip from Quarryville. This unique country location offers country views, and the beautiful rolling hills of Lancaster County! Ready for your interior design, and your creative concepts! The home includes a renovated bathroom, newer appliances, open floor plan, updated LVP flooring, laundry, , cool central air, and energy efficient propane heat. The home also has 5 newer replacement double pane windows! The outdoor space includes 2 private parking spaces, and a generous lot for your creativity. Park approval application available. Call and schedule your private tour, and make this a place to call home!

4. 2026-04-08
   listed $59,900 Active 761-char remark

   Show marketing remark (761 chars)

   This adorable 2 BR, 1 Bath home is situated in the desirable and affordable EDEN GLEN VILLAGE, located just south of Strasburg and just a hop and a skip from Quarryville. This unique country location offers country views, and the beautiful rolling hills of Lancaster County! Ready for your interior design, and your creative concepts! The home includes a renovated bathroom, newer appliances, open floor plan, updated LVP flooring, laundry, , cool central air, and energy efficient propane heat. The home also has 5 newer replacement double pane windows! The outdoor space includes 2 private parking spaces, and a generous lot for your creativity. Park approval application available. Call and schedule your private tour, and make this a place to call home!

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,454
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$1,731
• Taxable income: $8,408
• Est. tax owed @ 24.0%: −$2,018
• After-tax cash flow: $6,837/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bathroom home in Eden Glen Village is in good condition with recent updates and a well-maintained exterior. Painting and landscaping improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Quarryville

• Score: 74/100
• State rank: #499
• US rank: #4587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,276

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Polish 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 77% English-only · German/W. Germanic 17% Spanish 2% Vietnamese 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: ▼ -146.74%
• Current HPI: 262.7066
• 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

-0.7% since first listed

4 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-12 Contingent — BRIGHT MLS
• 2026-05-07 Price Changed $59,500 BRIGHT MLS
• 2026-04-08 Listed $59,900 BRIGHT MLS