824 Carrie Ct · Lancaster, PA 17601

$189,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 96 Days on market

Built 2026 $173/sqft · 56% above area Est $165k · 14% over

---

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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

Key facts

• Natural gas heat
• Central air
• 8x10 storage shed

Tags

• NATURAL GAS HEAT
• CENTRAL AIR
• 8X10 STORAGE SHED
• CONVENIENT ACCESS TO ROUTE 30
• RECREATIONAL WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (2.8% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.2% in Lancaster — 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 85/100 on livability (#71 in PA, #498 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment C-.
• Conestoga Valley SD (suburban): math 43% / reading 59% proficiency, ranked #156 of 539 in PA (top 29%) — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 96 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $165,425
• List price: $189,000
• Delta: 14.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,184
• Equity at exit: $28,181

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $29,028
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $341

Break-even live

Break-even rent $1,405

Max offer price $189,000

Occupancy floor 76%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Highview Dr Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	44d	1	1.21mi
50 Knollwood Dr Lancaster, PA	2.0	1.5	1067	$1,925	$1.80	14d	3	1.44mi
2165 Old Philadelphia Pike Lancaster, PA	2.0	1.5	1120	$1,795	$1.60	44d	1	1.47mi

Listing history 5 events

1. 2026-05-06
   price $189,000 2719-char remark

   Show marketing remark (2719 chars)

   Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

2. 2026-04-22
   status Active 2719-char remark

   Show marketing remark (2719 chars)

   Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

3. 2026-04-17
   historical 2719-char remark

   Show marketing remark (2719 chars)

   Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

4. 2026-04-10
   price $190,000 2719-char remark

   Show marketing remark (2719 chars)

   Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

5. 2026-02-16
   listed $174,500 Active 2719-char remark

   Show marketing remark (2719 chars)

   Community: Villages at Greenfield Lot Rent: $585/month (includes trash) Home Description: New Manufactured Home 28 X 56 double wide manufactured home offering 3 bedrooms and 2 bathroom. Home features natural gas heat. An 8x10 storage shed is included. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Residents enjoy access to indoor heated and outdoor swimming pools at Greenfield Estates, along with a variety of community events and activities including seasonal gatherings, recreational walking trails, educational programs, and more. Additional Information: Buyer must obtain community approval. Lot rent subject to change Virtual Tour Colors and Features may be different then actual Home. .. Community & Location: Villages at Greenfield is a premier manufactured home community in Lancaster County with convenient access to Route 30. Ideally located near shopping, dining, downtown Lancaster, and local farm markets. Easy commuting distance to Philadelphia, New York, Baltimore, and Washington, D. C. Amenities: Optional Pool Membership to the pool located at Greenfield Estates. The Pool is not included as part of lot rent. Our Residents can Purchase a pool membership annually through Greenfields Estates. Greenfield Estates offers community events, seasonal gatherings, walking trails, and educational programs for residents to enjoy. Additional Information: Buyer must obtain community approval. Lot rent subject to change. Villages at Greenfield (formerly Eastwood Village) is a manufactured housing land lease community conveniently located in the heart of Lancaster County in East Lampeter Township with easy access to Route 30. The community design lends itself to a cozy, comfortable and private environment. Our picturesque landscape with country atmosphere is just moments away from shopping, dining, Amish tourism, cultural attractions in downtown Lancaster and the Health Campus. We are also an easy drive or train ride away from Philadelphia, New York, Baltimore and Washington D. C. Villages at Greenfield is an established community that carries a reputation of a well-maintained and managed community owned and operated by High Associates Ltd. We are scheduling tours of our new models homes. The HOA fee represents the monthly lot rent fee. Homeowners lease the land and own the home. There will be an additional 85 home lots that will be on foundations with the majority of the lots accommodating a garage.

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,251/yr (+$104/mo · 257.8%)

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

Taxation est. · year 1

• Rental income: $22,038
• − Mortgage interest: −$10,587
• − Property taxes: −$485
• − Insurance: −$945
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,498
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,847/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: Conestoga Valley SD
• NCES district ID: 4206480
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $56,234
• Composite: 44.15/100
• National rank: #2861
• State rank: #156 of 539 in PA

Livability — Lancaster

• Score: 85/100
• State rank: #71
• US rank: #498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 176,170
• 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

+8.3% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $189,000 BRIGHT MLS
• 2026-04-22 Relisted — BRIGHT MLS
• 2026-04-17 Listing Removed — BRIGHT MLS
• 2026-04-10 Price Changed $190,000 BRIGHT MLS
• 2026-02-16 Listed $174,500 BRIGHT MLS

Property tax history

-1.6%/yr

Latest (2026): $485 · +4.5% YoY. Source: county tax records.