854 Centerville Rd · Landisville, PA 17601

$230,000

4 bd · 2.5 ba · 1,840 sqft · SingleFamily public records · 71 Days on market

Built 1920 0.26 ac lot $125/sqft · 40% below area Est $384k · 40% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 854 Centerville Road a spacious four-bedroom home ready for its next chapter. Perfectly located with easy access to local schools, shopping, dining, and Route 30, this property offers both convenience and incredible upside. The main level features a generous living room, an eat-in kitchen with a cozy fireplace, a half bathroom with laundry, and a flexible office space. Upstairs, you’ll find four bedrooms and a full bathroom, providing a solid layout to work with. Additional highlights include hardwood floors, an unfinished basement, an attached two-car garage with a second-floor storage area, and a charming front porch. This home is in need of updates and is ideal for buyers ready to roll up their sleeves and bring their vision to life. Whether you’re an investor, flipper, or buyer looking to build sweat equity, this property offers the perfect canvas to create value and make it your own. Opportunities like this don’t come around often so bring your ideas, your tools, and unlock the full potential of this home!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#277 in PA, #2,448 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Hempfield SD (suburban): math 50% / reading 65% proficiency, ranked #81 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+4.0%/yr); 321 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 71 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $384,414
• List price: $230,000
• Delta: -40.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Darby Ln	0.34mi	4/2.0	1,861 (+1%)	0mo	$405,000	$218	80
825 Robin Rd	0.29mi	3/2.0 (-1)	1,800 (-2%)	3mo	$385,000	$214	73
922 Pinetree Way	0.48mi	3/2.5 (-1)	1,807 (-2%)	9mo	$440,000	$243	62
715 Imperial Dr	0.37mi	4/2.0	1,761 (-4%)	15mo	$389,900	$221	61
827 Darby Ln	0.35mi	3/1.0 (-1)	1,892 (+3%)	10mo	$320,000	$169	59
815 Imperial Dr	0.36mi	3/2.0 (-1)	1,776 (-4%)	16mo	$325,000	$183	57
981 Pinetree Way	0.35mi	3/2.5 (-1)	1,708 (-7%)	12mo	$461,000	$270	57
905 Pinetree Way	0.57mi	3/2.5 (-1)	1,787 (-3%)	10mo	$350,000	$196	55
2824 Nolt Rd	0.69mi	4/2.0	1,998 (+9%)	0mo	$440,000	$220	51
925 Edinburgh Dr	0.45mi	4/2.0	1,602 (-13%)	9mo	$395,000	$247	48
880 Corvair Rd	0.55mi	3/1.5 (-1)	2,007 (+9%)	5mo	$380,000	$189	46
2827 Michener Dr	0.66mi	3/1.5 (-1)	1,920 (+4%)	8mo	$415,000	$216	46

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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-27,837
• Equity at exit: $34,294

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,716
• Equity at exit: $19,886

Cash invested: $64,400 (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 17601

• Rents YoY: 4.0%
• Active inventory: 321
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,386 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$475 /mo · $5,699/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $108

Break-even live

Break-even rent $2,249

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $238	-5% $173	+0% $108	+5% $43	+10% $-22
Rent	-10% $-80	-5% $14	+0% $108	+5% $202	+10% $297
Rate	-1.0pp $224	-0.5pp $167	base $108	+0.5pp $48	+1.0pp $-12

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-14
   statusdays on market $230,000 Pending 71 DOM
2. 2026-06-10
   days on market $230,000 Active 69 DOM
3. 2026-06-09
   days on market $230,000 Active 68 DOM
4. 2026-06-08
   days on market $230,000 Active 67 DOM
5. 2026-06-07
   days on market $230,000 Active 66 DOM
6. 2026-06-05
   days on market $230,000 Active 63 DOM
7. 2026-06-03
   days on market $230,000 Active 62 DOM
8. 2026-06-02
   days on market $230,000 Active 61 DOM
9. 2026-06-01
   days on market $230,000 Active 60 DOM
10. 2026-05-31
    days on market $230,000 Active 59 DOM
11. 2026-05-30
    days on market $230,000 Active 58 DOM
12. 2026-05-15
    price $230,000 1056-char remark

    Show marketing remark (1056 chars)

    Welcome to 854 Centerville Road a spacious four-bedroom home ready for its next chapter. Perfectly located with easy access to local schools, shopping, dining, and Route 30, this property offers both convenience and incredible upside. The main level features a generous living room, an eat-in kitchen with a cozy fireplace, a half bathroom with laundry, and a flexible office space. Upstairs, you’ll find four bedrooms and a full bathroom, providing a solid layout to work with. Additional highlights include hardwood floors, an unfinished basement, an attached two-car garage with a second-floor storage area, and a charming front porch. This home is in need of updates and is ideal for buyers ready to roll up their sleeves and bring their vision to life. Whether you’re an investor, flipper, or buyer looking to build sweat equity, this property offers the perfect canvas to create value and make it your own. Opportunities like this don’t come around often so bring your ideas, your tools, and unlock the full potential of this home!

13. 2026-04-29
    price $235,000 1056-char remark

    Show marketing remark (1056 chars)

    Welcome to 854 Centerville Road a spacious four-bedroom home ready for its next chapter. Perfectly located with easy access to local schools, shopping, dining, and Route 30, this property offers both convenience and incredible upside. The main level features a generous living room, an eat-in kitchen with a cozy fireplace, a half bathroom with laundry, and a flexible office space. Upstairs, you’ll find four bedrooms and a full bathroom, providing a solid layout to work with. Additional highlights include hardwood floors, an unfinished basement, an attached two-car garage with a second-floor storage area, and a charming front porch. This home is in need of updates and is ideal for buyers ready to roll up their sleeves and bring their vision to life. Whether you’re an investor, flipper, or buyer looking to build sweat equity, this property offers the perfect canvas to create value and make it your own. Opportunities like this don’t come around often so bring your ideas, your tools, and unlock the full potential of this home!

14. 2026-04-03
    listed $250,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Welcome to 854 Centerville Road a spacious four-bedroom home ready for its next chapter. Perfectly located with easy access to local schools, shopping, dining, and Route 30, this property offers both convenience and incredible upside. The main level features a generous living room, an eat-in kitchen with a cozy fireplace, a half bathroom with laundry, and a flexible office space. Upstairs, you’ll find four bedrooms and a full bathroom, providing a solid layout to work with. Additional highlights include hardwood floors, an unfinished basement, an attached two-car garage with a second-floor storage area, and a charming front porch. This home is in need of updates and is ideal for buyers ready to roll up their sleeves and bring their vision to life. Whether you’re an investor, flipper, or buyer looking to build sweat equity, this property offers the perfect canvas to create value and make it your own. Opportunities like this don’t come around often so bring your ideas, your tools, and unlock the full potential of this home!

15. 2026-03-31
    historical $250,000 1056-char remark

    Show marketing remark (1056 chars)

    Welcome to 854 Centerville Road a spacious four-bedroom home ready for its next chapter. Perfectly located with easy access to local schools, shopping, dining, and Route 30, this property offers both convenience and incredible upside. The main level features a generous living room, an eat-in kitchen with a cozy fireplace, a half bathroom with laundry, and a flexible office space. Upstairs, you’ll find four bedrooms and a full bathroom, providing a solid layout to work with. Additional highlights include hardwood floors, an unfinished basement, an attached two-car garage with a second-floor storage area, and a charming front porch. This home is in need of updates and is ideal for buyers ready to roll up their sleeves and bring their vision to life. Whether you’re an investor, flipper, or buyer looking to build sweat equity, this property offers the perfect canvas to create value and make it your own. Opportunities like this don’t come around often so bring your ideas, your tools, and unlock the full potential of this home!

16. 2025-12-12
    soldstatus $190,000 Closed 841-char remark

    Show marketing remark (841 chars)

    This property will be offered at Public Auction on Thursday, October 30, 2025 @ 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 four bedroom investment property offers a convenient location with easy access to the local school district, restaurants, shopping centers, and Route 30. The main level includes a living room, an eat-in kitchen with a fireplace, a half bathroom with laundry space, and an office. Upstairs, you’ll find four bedrooms and a full bathroom. Additional amenities include an unfinished basement, an attached two-car garage with a second-floor storage area, hardwood floors and a front porch. While this property is in need of some updates, it offers great potential!

17. 2025-11-03
    status Pending 841-char remark

    Show marketing remark (841 chars)

    This property will be offered at Public Auction on Thursday, October 30, 2025 @ 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 four bedroom investment property offers a convenient location with easy access to the local school district, restaurants, shopping centers, and Route 30. The main level includes a living room, an eat-in kitchen with a fireplace, a half bathroom with laundry space, and an office. Upstairs, you’ll find four bedrooms and a full bathroom. Additional amenities include an unfinished basement, an attached two-car garage with a second-floor storage area, hardwood floors and a front porch. While this property is in need of some updates, it offers great potential!

18. 2025-11-03
    price $190,000 841-char remark

    Show marketing remark (841 chars)

    This property will be offered at Public Auction on Thursday, October 30, 2025 @ 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 four bedroom investment property offers a convenient location with easy access to the local school district, restaurants, shopping centers, and Route 30. The main level includes a living room, an eat-in kitchen with a fireplace, a half bathroom with laundry space, and an office. Upstairs, you’ll find four bedrooms and a full bathroom. Additional amenities include an unfinished basement, an attached two-car garage with a second-floor storage area, hardwood floors and a front porch. While this property is in need of some updates, it offers great potential!

19. 2025-09-19
    listed $150,000 Active 841-char remark

    Show marketing remark (841 chars)

    This property will be offered at Public Auction on Thursday, October 30, 2025 @ 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 four bedroom investment property offers a convenient location with easy access to the local school district, restaurants, shopping centers, and Route 30. The main level includes a living room, an eat-in kitchen with a fireplace, a half bathroom with laundry space, and an office. Upstairs, you’ll find four bedrooms and a full bathroom. Additional amenities include an unfinished basement, an attached two-car garage with a second-floor storage area, hardwood floors and a front porch. While this property is in need of some updates, it offers great potential!

ⓘ 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: $5,699 · $475/mo
• Projected year-2 tax: $5,699 · $475/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $28,632
• − Mortgage interest: −$12,884
• − Property taxes: −$5,699
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$6,691
• Taxable loss: −$2,373
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,866/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: Hempfield SD
• NCES district ID: 4211790
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $67,908
• Composite: 50.66/100
• National rank: #1829
• State rank: #81 of 539 in PA

Livability — Landisville

• Score: 78/100
• State rank: #277
• US rank: #2448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 7,121
• Metro: Lancaster, PA
• Population (ZIP): 56,382
• Household income: $102,435
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1296.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -383.04%
• Current HPI: 257.0336
• Rent YoY: ▲ 3.99%
• 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

+53.3% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $230,000 BRIGHT MLS
• 2026-04-29 Price Changed $235,000 BRIGHT MLS
• 2026-04-03 Listed $250,000 BRIGHT MLS
• 2026-03-31 Coming Soon $250,000 BRIGHT MLS
• 2025-12-12 Sold (MLS) $190,000 BRIGHT MLS
• 2025-11-03 Pending — BRIGHT MLS
• 2025-11-03 Price Changed $190,000 BRIGHT MLS
• 2025-09-19 Listed $150,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $5,699 · +7.1% YoY. Source: county tax records.