36 My Way Dr · South Londonderry, PA 17078

$49,995

2 bd · 1.0 ba · 844 sqft · Manufactured public records · 35 Days on market

Built 1973

---

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 +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to affordable living. A nice mobile home in the Palmyra Area School District. Has a relatively new propane furnace (3 yrs old), new carpeting in both bedrooms, new windows in the 2nd bedroom, an 8'x10' shed (4 yrs old), and more. Clean and ready for you to move in! Come see it today.

Key facts

• Brand-new skirting
• Modern interior
• Fresh exterior paint

Tags

• FRESH EXTERIOR PAINT
• BRAND-NEW SKIRTING
• MODERN INTERIOR
• QUICK ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Not located in a federal flood zone; Property condition: Very good
• Financial info: Ground rent exists; $555 monthly
• HOA & community: Senior community with 55+ age requirement; Property manager present

Exterior

• Parking: Paved off-street parking for 2 vehicles (2 total spaces)
• Utilities: 100 amp electric service; Electric hot water; Community water; Community septic tank and private septic tank options
• Home design: Mobile home (single wide, Schult); Estimated year built; major remodel/effective year 2025; Located in a 55+ senior community; Ground rent ownership interest with monthly ground rent
• Construction: Metal siding; Vinyl siding; Metal roof; Mobile home manufactured prior to 1976
• Exterior features: Awning(s); Patio(s); Shed

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Wall unit cooling (electric)
• Interior features: Open floor plan; Drywall walls and ceilings
• Laundry & utility: Washer and dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; solid renter incomes; 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 $345 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $50k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,495 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.96% ✓
• Cap rate: 27.32%
• Cash-on-cash: 75.11%
• DSCR: 4.34
• GRM: 2.8

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: 75.0%
• Equity multiple: 4.41×
• Total profit: $47,697
• Equity at exit: $7,454

10-year hold

• IRR: 78.7%
• Equity multiple: 9.10×
• Total profit: $113,358
• Equity at exit: $4,323

Cash invested: $13,999 (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 17078

• Home prices YoY: -25.1%
• Active inventory: 112
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $876

Break-even live

Break-even rent $373

Max offer price $49,995

Occupancy floor 36%

Sensitivity live

Price	-10% $905	-5% $890	+0% $876	+5% $862	+10% $848
Rent	-10% $759	-5% $818	+0% $876	+5% $935	+10% $993
Rate	-1.0pp $901	-0.5pp $889	base $876	+0.5pp $863	+1.0pp $850

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: $12,499
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $49,995 Active 35 DOM
2. 2026-06-17
   days on market $49,995 Active 34 DOM
3. 2026-06-16
   days on market $49,995 Active 33 DOM
4. 2026-06-15
   days on market $49,995 Active 32 DOM
5. 2026-06-14
   days on market $49,995 Active 30 DOM
6. 2026-06-13
   days on market $49,995 Active 29 DOM
7. 2026-06-10
   days on market $49,995 Active 27 DOM
8. 2026-06-09
   days on market $49,995 Active 26 DOM
9. 2026-06-08
   days on market $49,995 Active 25 DOM
10. 2026-06-07
    days on market $49,995 Active 24 DOM
11. 2026-06-03
    days on market $49,995 Active 20 DOM
12. 2026-06-02
    days on market $49,995 Active 19 DOM
13. 2026-06-01
    days on market $49,995 Active 18 DOM
14. 2026-05-31
    days on market $49,995 Active 17 DOM
15. 2026-05-30
    days on market $49,995 Active 16 DOM
16. 2026-05-14
    listed $54,995 Active 876-char remark
17. 2026-05-09
    historical
18. 2026-01-20
    listed $59,995 Active
19. 2020-03-26
    soldstatus $9,000 Closed

    Show marketing remark (293 chars)

    Welcome to affordable living. A nice mobile home in the Palmyra Area School District. Has a relatively new propane furnace (3 yrs old), new carpeting in both bedrooms, new windows in the 2nd bedroom, an 8'x10' shed (4 yrs old), and more. Clean and ready for you to move in! Come see it today.

20. 2020-03-11
    status Pending

    Show marketing remark (293 chars)

    Welcome to affordable living. A nice mobile home in the Palmyra Area School District. Has a relatively new propane furnace (3 yrs old), new carpeting in both bedrooms, new windows in the 2nd bedroom, an 8'x10' shed (4 yrs old), and more. Clean and ready for you to move in! Come see it today.

21. 2020-02-07
    listed $11,000 Active

    Show marketing remark (293 chars)

    Welcome to affordable living. A nice mobile home in the Palmyra Area School District. Has a relatively new propane furnace (3 yrs old), new carpeting in both bedrooms, new windows in the 2nd bedroom, an 8'x10' shed (4 yrs old), and more. Clean and ready for you to move in! Come see it today.

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $464 · $39/mo
• Expected delta: +$326/yr (+$27/mo · 234.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,784
• − Mortgage interest: −$2,800
• − Property taxes: −$139
• − Insurance: −$250
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$1,454
• Taxable income: $10,295
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $8,044/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: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — South Londonderry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 503.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• 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

+354.5% since first listed

7 events — show timeline

• 2026-05-28 Price Changed $49,995 BRIGHT MLS
• 2026-05-14 Listed $54,995 BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2026-01-20 Listed $59,995 BRIGHT MLS
• 2020-03-26 Sold (MLS) $9,000 BRIGHT MLS
• 2020-03-11 Pending — BRIGHT MLS
• 2020-02-07 Listed $11,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $139 · +0.8% YoY. Source: county tax records.