54 Penn Dr · Conestoga, PA 17516

$60,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 6 Days on market

Built 1990 ↓ 27% 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 +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained mobile in Conestoga, featuring 3 bedrooms, 2 full baths, new propane heat & C/A, covered porch for relaxing, ramp in the back, you won't want to miss this beauty. Lot rent $350 monthly.

Key facts

• Built 1990
• Listed 6 days

Property features AI

Finance

• Other: Noted annual ground rent in income/expense list
• Financial info: Ownership is subject to ground rent (Ground Rent); Above-grade finished area reported at 980 (source: Assessor)
• HOA & community: Property manager present; Ground rent exists — $580 monthly

Exterior

• Parking: Driveway
• Utilities: Electric cooling; Electric hot water; Propane-owned heating fuel; Community water; Community septic tank
• Home design: Manufactured home; Above-grade finished living area reported
• Construction: Aluminum siding
• Exterior features: Not in a federal flood zone; Community water; Community septic tank

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level; 2 full bathrooms total
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning; Electric hot water
• Interior features: Accessible with 32"+ wide doors; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 71/100 on livability (#721 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Penn Manor SD (suburban): math 52% / reading 65% proficiency, ranked #80 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Conestoga El Sch (math 52% / reading 72%, grade B, #313 of 1,518 statewide, top 24%, 318 students, 45% FRL); Marticville Ms (math 40% / reading 66%, grade C+, #90 of 512 statewide, top 19%, 382 students, 47% FRL); Penn Manor Hs (math 82% / reading 30%, grade C, #90 of 437 statewide, top 21%, 1,783 students, 43% FRL) — zoned schools average 45% FRL vs 27% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 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 $415 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
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: 2.40% ✓
• Cap rate: 21.91%
• Cash-on-cash: 55.76%
• DSCR: 3.48
• GRM: 3.5

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: 54.1%
• Equity multiple: 3.38×
• Total profit: $39,982
• Equity at exit: $8,946

10-year hold

• IRR: 59.2%
• Equity multiple: 6.88×
• Total profit: $98,782
• Equity at exit: $5,188

Cash invested: $16,800 (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 17516

• Home prices YoY: -21.0%
• Active inventory: 12
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $781

Break-even live

Break-even rent $453

Max offer price $60,000

Occupancy floor 41%

Sensitivity live

Price	-10% $815	-5% $798	+0% $781	+5% $764	+10% $747
Rent	-10% $667	-5% $724	+0% $781	+5% $838	+10% $894
Rate	-1.0pp $811	-0.5pp $796	base $781	+0.5pp $765	+1.0pp $749

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   status $60,000 Pending 6 DOM
2. 2026-05-18
   listed $70,000 Active 267-char remark
3. 2026-04-29
   historical $70,000 267-char remark
4. 2022-08-16
   soldstatus $65,000 Closed 208-char remark

   Show marketing remark (208 chars)

   Well maintained mobile in Conestoga, featuring 3 bedrooms, 2 full baths, new propane heat & C/A, covered porch for relaxing, ramp in the back, you won't want to miss this beauty. Lot rent $350 monthly.

5. 2022-07-29
   status Pending 208-char remark

   Show marketing remark (208 chars)

   Well maintained mobile in Conestoga, featuring 3 bedrooms, 2 full baths, new propane heat & C/A, covered porch for relaxing, ramp in the back, you won't want to miss this beauty. Lot rent $350 monthly.

6. 2022-07-26
   price $65,000 208-char remark

   Show marketing remark (208 chars)

   Well maintained mobile in Conestoga, featuring 3 bedrooms, 2 full baths, new propane heat & C/A, covered porch for relaxing, ramp in the back, you won't want to miss this beauty. Lot rent $350 monthly.

7. 2022-06-27
   listed $75,000 Active 208-char remark

   Show marketing remark (208 chars)

   Well maintained mobile in Conestoga, featuring 3 bedrooms, 2 full baths, new propane heat & C/A, covered porch for relaxing, ramp in the back, you won't want to miss this beauty. Lot rent $350 monthly.

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$366/yr (+$30/mo · 169.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,291
• − Mortgage interest: −$3,361
• − Property taxes: −$216
• − Insurance: −$300
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$1,745
• Taxable income: $8,901
• Est. tax owed @ 24.0%: −$2,136
• After-tax cash flow: $7,231/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: Penn Manor SD
• NCES district ID: 4218630
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $59,275
• Composite: 50.67/100
• National rank: #1826
• State rank: #80 of 539 in PA

Livability — Conestoga

• Score: 71/100
• State rank: #721
• US rank: #7139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,241

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Polish 4% Romanian 3% Lithuanian 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 92% English-only · German/W. Germanic 6% Other Indo-European 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: ▼ -68.83%
• Current HPI: 259.1852
• 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

-26.7% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) $55,000 BRIGHT MLS
• 2026-06-01 Pending — BRIGHT MLS
• 2026-05-23 Contingent — BRIGHT MLS
• 2026-05-21 Price Changed $60,000 BRIGHT MLS
• 2026-05-18 Listed $70,000 BRIGHT MLS
• 2026-04-29 Coming Soon $70,000 BRIGHT MLS
• 2022-08-16 Sold (MLS) $65,000 BRIGHT MLS
• 2022-07-29 Pending — BRIGHT MLS
• 2022-07-26 Price Changed $65,000 BRIGHT MLS
• 2022-06-27 Listed $75,000 BRIGHT MLS

Property tax history

-4.9%/yr

Latest (2026): $216 · +4.5% YoY. Source: county tax records.