1412 SANDHILL RD 12 Sandhill Park · Sand Hill, PA 17046

$88,500

2 bd · 1.0 ba · 784 sqft · SingleFamily · 9 Days on market

Built 2008 Est $152k · 42% under $400/mo HOA · 30% of rent

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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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Rent growth +4.3/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

Key facts

• Freshly painted deck
• Concrete patio
• Central air

Tags

• CENTRAL AIR
• FRESHLY PAINTED DECK
• NEW INDOOR-OUTDOOR CARPETING
• PARTIALLY ROOF COVERED DECK
• CONCRETE PATIO
• NEW SHED

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as excellent; Not in a federal flood zone
• HOA & community: HOA fee $400 monthly (includes trash); Located in Sandhill Mobile Home Park; rented lot

Exterior

• Parking: Asphalt driveway; Private off-street parking for 2 vehicles
• Utilities: Community water; Public sewer; Electric service (100 Amp, circuit breakers); Propane available; Cable available; Phone available
• Home design: Manufactured home (single wide); Estimated year built; Entry level: main floor; 14 ft by 56 ft (mobile home dimensions); Made by COLONY
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation
• Exterior features: Exterior lighting; Roof deck; Wood fencing; Deck(s); Patio(s); Shed; Level lot; Rented lot

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Ceiling fans; Skylights; Window treatments; Insulated doors
• Laundry & utility: Washer in unit; Dryer in unit; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $52 ($625/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 7.0% vs local median 1.4% in Sand Hill — 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 66/100 on livability (#1,051 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ebenezer El Sch (math 30% / reading 41%, grade F, #1,040 of 1,518 statewide, top 69%, 539 students, 48% FRL); Cedar Crest Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 1,302 students, 44% FRL); Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL) — zoned schools average 42% FRL vs 26% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 121 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.
• Current owner paid $58k; list at $88k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $88,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $152,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 SANDHILL RD 12 Sandhill Park	0.00mi	2/1.0	784 (0%)	1mo	$88,500	$113	100
1009 Kathleen St	0.42mi	3/1.0 (+1)	900 (+15%)	14mo	$175,000	$194	40

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 · 7.36% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.81×
• Total profit: $-4,591
• Equity at exit: $13,196

10-year hold

• IRR: 11.5%
• Equity multiple: 2.17×
• Total profit: $29,043
• Equity at exit: $7,652

Cash invested: $24,780 (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 17046

• Rents YoY: 7.4%
• Active inventory: 121
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$400
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $52

Break-even live

Break-even rent $1,281

Max offer price $88,500

Occupancy floor 91%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   listed $88,500 Active
3. 2025-04-02
   soldstatus $58,500 Closed 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

4. 2025-03-11
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

5. 2025-03-07
   listed $58,500 Active 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

6. 2021-11-12
   soldstatus $42,900 Closed 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

7. 2021-10-28
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

8. 2021-10-21
   status Active 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

9. 2021-10-13
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

10. 2021-09-24
    listed $42,900 Active 200-char remark

    Show marketing remark (200 chars)

    Nice 2 Bedroom home ready to move in. New A/C installed July 2021. Large Deck to enjoy summer grilling. Shed for mower & stuff. 2 off street parking spaces. Small, quiet park - only 14 spaces.

11. 2016-07-31
    historical
12. 2016-05-30
    listed $29,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,157
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$4,800
• − Depreciation: −$2,575
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $752/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Sand Hill

• Score: 66/100
• State rank: #1051
• US rank: #11805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sand Hill, PA
• County: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 31,835
• Household income: $62,221
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 905.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 20% Dominican 9%
• Common ancestry: Romanian 2% Polish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 75% English-only · Spanish 23%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.36%
• Current HPI: 217.3106
• Rent YoY: ▲ 7.36%
• Metro: Lebanon, 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

+196.0% since first listed

12 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-20 Listed $88,500 BRIGHT MLS
• 2025-04-02 Sold (MLS) $58,500 BRIGHT MLS
• 2025-03-11 Pending — BRIGHT MLS
• 2025-03-07 Listed $58,500 BRIGHT MLS
• 2021-11-12 Sold (MLS) $42,900 BRIGHT MLS
• 2021-10-28 Pending — BRIGHT MLS
• 2021-10-21 Relisted — BRIGHT MLS
• 2021-10-13 Pending — BRIGHT MLS
• 2021-09-24 Listed $42,900 BRIGHT MLS
• 2016-07-31 Listing Removed — BRIGHT MLS
• 2016-05-30 Listed $29,900 BRIGHT MLS