2317 Fruitville Pike · East Petersburg, PA 17601

$299,900

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 39 Days on market

Built 1920 0.50 ac lot $210/sqft · 6% above area Est $383k · 22% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

Key facts

• Brand new deck
• Fenced garden beds
• Raspberry bushes

Tags

• DETACHED TWO STORY GARAGE
• FULLY FINISHED STUDIO
• FENCED GARDEN BEDS
• MATURE APPLE TREES
• RASPBERRY BUSHES
• BRAND NEW DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (37.7% below list).
• Recommended offer: $187k (37.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 1.9% in East Petersburg — 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 84/100 on livability (#87 in PA, #640 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: commute C-, amenities F.
• Manheim Township SD (suburban): math 53% / reading 68% proficiency, ranked #61 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bucher Sch (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 385 students, 38% FRL); Manheim Twp Ms (math 34% / reading 63%, grade C-, #146 of 512 statewide, top 30%, 955 students, 32% FRL); Manheim Twp Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 1,899 students, 29% FRL).
• Market conditions: Rents rising (+4.0%/yr); 327 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $33k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $300k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,750 (37.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.88%
• DSCR: 0.65
• GRM: 13.4

CMA / ARV

• ARV (median comp): $382,695
• List price: $299,900
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Candlewyck Rd	0.33mi	3/1.5 (+1)	1,451 (+2%)	3mo	$415,000	$286	73
351 Old Delp Rd	0.17mi	3/1.5 (+1)	1,606 (+12%)	13mo	$378,000	$235	54
458 Revere Rd	0.26mi	3/1.5 (+1)	1,638 (+14%)	7mo	$400,000	$244	51
422 Chelsea Dr	0.44mi	3/2.0 (+1)	1,616 (+13%)	8mo	$395,000	$244	42
2156 Kentwood Dr	0.57mi	3/1.5 (+1)	1,600 (+12%)	22mo	$345,000	$216	29

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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.03×
• Total profit: $-81,845
• Equity at exit: $44,716

10-year hold

• IRR: -25.6%
• Equity multiple: -0.29×
• Total profit: $-108,636
• Equity at exit: $25,930

Cash invested: $83,972 (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: 327
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$329 /mo · $3,950/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-552

Break-even live

Break-even rent $2,566

Max offer price $202,470

Occupancy floor —

Sensitivity live

Price	-10% $-382	-5% $-467	+0% $-552	+5% $-636	+10% $-721
Rent	-10% $-699	-5% $-625	+0% $-552	+5% $-478	+10% $-404
Rate	-1.0pp $-401	-0.5pp $-475	base $-552	+0.5pp $-629	+1.0pp $-708

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
590 Candlewyck Rd Lancaster, PA	2.0–4.0	1.5	1475	$1,909	$1.29	15d	8	0.35mi
2600 Lititz Pike Apt 2 Lancaster, PA	3.0	1.5	1373	$1,850	$1.35	15d	1	1.43mi

Listing history 15 events

1. 2026-05-19
   status Pending 1341-char remark

   Show marketing remark (1341 chars)

   Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

2. 2026-05-15
   price $299,900 1341-char remark

   Show marketing remark (1341 chars)

   Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

3. 2026-05-11
   price $313,000 1341-char remark

   Show marketing remark (1341 chars)

   Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

4. 2026-04-21
   price $314,159 1341-char remark

   Show marketing remark (1341 chars)

   Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

5. 2026-04-09
   listed $333,000 Active 1341-char remark

   Show marketing remark (1341 chars)

   Welcome home to 2317 Fruitville Pike, a charming 3-bedroom, 2-full-bath home situated on a scenic half-acre lot in Lancaster's desirable Manheim Township. The property offers over 1,900 square feet of total finished living space, including an impressive detached, two-story garage completed in 2023. The garage's upper level is a fully finished 500+ sq ft studio, heated and cooled by its own electric heat pump - perfect for a peaceful home office with a view, an artist's retreat, or a dedicated workshop (permits obtained for all work). The main house (1,430 sq ft) features efficient propane heat and includes custom built-ins upstairs. Step outside to your own picturesque oasis: fenced garden beds with mature apple trees and raspberry bushes, a storage shed, a brand-new deck, a new driveway, a new fence along the north side, and even a gentle sledding hill. This space is a gardener's dream, an artisan's sanctuary, and allows plenty of room to breathe. Significant updates provide peace of mind, including a newer roof (2013), heat pump hot water heater (2021), upgraded electrical panel (2021), insulation improvements (2018 & 2021), and new exterior doors and windows (2020). Enjoy easy access to Routes 283 and 30, Overlook Park, and the highly-rated schools of the Manheim Township district, including Bucher Elementary.

6. 2026-04-08
   historical
7. 2026-03-23
   listed $340,000 Active
8. 2013-01-23
   soldstatus $110,000
9. 2013-01-22
   soldstatus $110,000
10. 2012-12-06
    historical
11. 2012-10-15
    listed $109,900
12. 2005-05-13
    soldstatus $116,000
13. 2005-05-13
    soldstatus $116,000
14. 2005-04-15
    historical
15. 2005-03-02
    listed $122,900

ⓘ 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: $3,950 · $329/mo
• Projected year-2 tax: $4,344 · $362/mo
• Expected delta: +$394/yr (+$33/mo · 10.0%)

ⓘ 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 6 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,410
• − Mortgage interest: −$16,799
• − Property taxes: −$3,950
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$8,724
• Taxable loss: −$12,149
• Est. tax savings @ 24.0%: +$2,916
• After-tax cash flow: $-3,703/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: Manheim Township SD
• NCES district ID: 4214580
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $68,335
• Composite: 53.18/100
• National rank: #1506
• State rank: #61 of 539 in PA

Livability — East Petersburg

• Score: 84/100
• State rank: #87
• US rank: #640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 5,001
• 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

+144.0% since first listed

15 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-15 Price Changed $299,900 BRIGHT MLS
• 2026-05-11 Price Changed $313,000 BRIGHT MLS
• 2026-04-21 Price Changed $314,159 BRIGHT MLS
• 2026-04-09 Listed $333,000 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-03-23 Listed $340,000 BRIGHT MLS
• 2013-01-23 Sold (Public Records) $110,000 Public Records
• 2013-01-22 Sold (MLS) $110,000 BRIGHT MLS
• 2012-12-06 Listing Removed — BRIGHT MLS
• 2012-10-15 Listed $109,900 BRIGHT MLS
• 2005-05-13 Sold (Public Records) $116,000 Public Records
• 2005-05-13 Sold (MLS) $116,000 BRIGHT MLS
• 2005-04-15 Listing Removed — BRIGHT MLS
• 2005-03-02 Listed $122,900 BRIGHT MLS

Property tax history

+6.1%/yr

Latest (2026): $3,950 · +6.5% YoY. Source: county tax records.