12 Ashlea Vlg · New Holland, PA 17557

$100,000

2 bd · 1.5 ba · 1,076 sqft · Condo public records · 17 Days on market

Built 1985 ↓ 12% 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
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level condo in excellent condition! 2 bedroom with sunroom. Totally remodeled. Move in condition.

Key facts

• Garage
• Built 1985
• Listed 17 days

Property features AI

Exterior

• Parking: Attached side-entry garage (1 space)
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Located in New Holland Boro
• Construction: Frame construction with vinyl siding; Shingle roof; Block foundation; Built year per assessor (year not specified)
• Exterior features: Not in a federal flood zone; Above-grade other structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating with electric fuel; Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Living room; Main-floor laundry
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#502 in PA, #4,604 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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

• 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,123
• Equity at exit: $14,910

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $42,916
• Equity at exit: $8,646

Cash invested: $28,000 (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 17557

• Home prices YoY: -26.0%
• Active inventory: 42
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $412

Break-even live

Break-even rent $977

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Ashlea Gdns New Holland, PA	1.0–3.0	1.0–1.5	919	$1,368	$1.49	13d	1	0.17mi
362 W Main St New Holland, PA	3.0	1.5	1384	$1,495	$1.08	21d	1	0.30mi
270 Locust St #5 New Holland, PA	3.0	1.5	1089	$1,750	$1.61	23d	1	0.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $100,000 Active 17 DOM
2. 2026-06-17
   days on market $100,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-14
   days on market $100,000 Active 12 DOM
6. 2026-06-10
   days on market $100,000 Active 9 DOM
7. 2026-06-09
   days on market $100,000 Active 8 DOM
8. 2026-06-08
   days on market $100,000 Active 7 DOM
9. 2026-06-07
   days on market $100,000 Active 6 DOM
10. 2026-06-03
    days on market $100,000 Active 2 DOM
11. 2026-06-02
    remarks 683-char remark
12. 2026-06-02
    listed $100,000 Active 1 DOM

ⓘ 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: $2,468 · $206/mo
• Projected year-2 tax: $2,468 · $206/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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,985
• − Mortgage interest: −$5,602
• − Property taxes: −$2,468
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,909
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,076/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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — New Holland

• Score: 74/100
• State rank: #502
• US rank: #4604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Holland, PA
• City population: 15,229
• Population (ZIP): 15,229

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Polish 6% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 75% English-only · German/W. Germanic 21% Spanish 2% Russian/Polish/Slavic 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: ▼ -97.26%
• Current HPI: 276.4309
• 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

-11.5% since first listed

10 events — show timeline

• 2026-06-01 Listed $100,000 BRIGHT MLS
• 2013-12-12 Sold (Public Records) $153,500 Public Records
• 2013-12-12 Listing Removed — BRIGHT MLS
• 2013-12-11 Sold (MLS) $153,500 BRIGHT MLS
• 2013-11-29 Listed $153,500 BRIGHT MLS
• 2013-08-05 Sold (Public Records) $136,000 Public Records
• 2013-08-01 Listing Removed — BRIGHT MLS
• 2013-07-31 Sold (MLS) $136,000 BRIGHT MLS
• 2013-06-17 Listed $140,000 BRIGHT MLS
• 2005-05-11 Sold (Public Records) $113,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $2,468 · +2.0% YoY. Source: county tax records.