326 Don Dr · East Earl, PA 17557

$54,900

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 7 Days on market

Built 1992 $56/sqft · 53% below area

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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 +3.6/10.0
• 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

Welcome to Mill Creek Estates! If you enjoy the rolling fields and scenic views of New Holland you've come to the right place! Single wide home just needs a little touch of love to really make it shine! Two bedrooms, Full bath, Living/Dining room area off of the kitchen. Laundry room with separate entrance to the home, all appliances stay! Front deck has recently been power washed and ready for Summer. Large shed behind the home stays and it's in great condition! There are two off street parking spaces! Lots of privacy in the rear with farmland and a stream. Lot rent of $597 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee. * * New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regulations are in MLS.

Key facts

• 2 parking spots
• Built 1992
• Listed 7 days

Property features AI

Finance

• Other: Property condition listed as very good
• Financial info: Annual ground rent noted
• HOA & community: Ground rent exists (paid monthly); HOA/condo/co-op fees include trash, cable TV, and high-speed internet; Community: Mill Creek Estates

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 parking spaces)
• Utilities: Public sewer; Community water; Electric hot water
• Home design: Manufactured home; Single-story (main living on main level)
• Construction: Aluminum siding; Shingle roof; Built year per assessor
• Exterior features: Porch(es); Shed; Not in a federal flood zone; 2+ access exits

Interior

• Kitchen: Stove; Stainless steel appliances; Exhaust fan; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Electric cooling
• Interior features: Stall shower; Combined kitchen/dining area; Combined dining/living area; Ceiling fans
• Laundry & utility: Main-floor laundry with washer and dryer in unit

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$116,647) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 71/100 on livability (#728 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Holland Elementary (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 523 students, 52% FRL); Garden Spot Ms (math 21% / reading 46%, grade F, #342 of 512 statewide, top 67%, 436 students, 47% FRL); Garden Spot Shs (math 82% / reading 30%, grade C, #90 of 437 statewide, top 21%, 926 students, 39% FRL) — zoned schools average 46% FRL vs 28% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $27k; list at $55k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,900

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.72% ✓
• Cap rate: 24.95%
• Cash-on-cash: 66.64%
• DSCR: 3.97
• GRM: 3.1

CMA / ARV

• ARV (median comp): $116,647
• List price: $54,900
• Delta: -52.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.9%
• Equity multiple: 3.96×
• Total profit: $45,465
• Equity at exit: $8,186

10-year hold

• IRR: 70.2%
• Equity multiple: 8.13×
• Total profit: $109,564
• Equity at exit: $4,747

Cash invested: $15,372 (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 17557

• Home prices YoY: -26.0%
• Active inventory: 42
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $854

Break-even live

Break-even rent $415

Max offer price $54,900

Occupancy floor 38%

Sensitivity live

Price	-10% $885	-5% $869	+0% $854	+5% $838	+10% $823
Rent	-10% $736	-5% $795	+0% $854	+5% $913	+10% $972
Rate	-1.0pp $881	-0.5pp $868	base $854	+0.5pp $839	+1.0pp $825

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending 796-char remark
2. 2026-05-08
   listed $54,900 Active 796-char remark
3. 2026-05-01
   historical $54,900 796-char remark
4. 2024-06-03
   soldstatus $27,000 Closed 836-char remark

   Show marketing remark (836 chars)

   Welcome to Mill Creek Estates! If you enjoy the rolling fields and scenic views of New Holland you've come to the right place! Single wide home just needs a little touch of love to really make it shine! Two bedrooms, Full bath, Living/Dining room area off of the kitchen. Laundry room with separate entrance to the home, all appliances stay! Front deck has recently been power washed and ready for Summer. Large shed behind the home stays and it's in great condition! There are two off street parking spaces! Lots of privacy in the rear with farmland and a stream. Lot rent of $597 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee. * * New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regulations are in MLS.

5. 2024-05-06
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Welcome to Mill Creek Estates! If you enjoy the rolling fields and scenic views of New Holland you've come to the right place! Single wide home just needs a little touch of love to really make it shine! Two bedrooms, Full bath, Living/Dining room area off of the kitchen. Laundry room with separate entrance to the home, all appliances stay! Front deck has recently been power washed and ready for Summer. Large shed behind the home stays and it's in great condition! There are two off street parking spaces! Lots of privacy in the rear with farmland and a stream. Lot rent of $597 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee. * * New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regulations are in MLS.

6. 2024-05-03
   listed $22,000 Active 836-char remark

   Show marketing remark (836 chars)

   Welcome to Mill Creek Estates! If you enjoy the rolling fields and scenic views of New Holland you've come to the right place! Single wide home just needs a little touch of love to really make it shine! Two bedrooms, Full bath, Living/Dining room area off of the kitchen. Laundry room with separate entrance to the home, all appliances stay! Front deck has recently been power washed and ready for Summer. Large shed behind the home stays and it's in great condition! There are two off street parking spaces! Lots of privacy in the rear with farmland and a stream. Lot rent of $597 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee. * * New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regulations are in MLS.

7. 2024-04-29
   historical $22,000 836-char remark

   Show marketing remark (836 chars)

   Welcome to Mill Creek Estates! If you enjoy the rolling fields and scenic views of New Holland you've come to the right place! Single wide home just needs a little touch of love to really make it shine! Two bedrooms, Full bath, Living/Dining room area off of the kitchen. Laundry room with separate entrance to the home, all appliances stay! Front deck has recently been power washed and ready for Summer. Large shed behind the home stays and it's in great condition! There are two off street parking spaces! Lots of privacy in the rear with farmland and a stream. Lot rent of $597 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee. * * New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regulations are in MLS.

8. 2020-12-28
   soldstatus $22,000 Closed

   Show marketing remark (850 chars)

   Check out this cute 14x70 single wide mobile home in Mill Creek Estates. Lots of updates have been done but a few more need finished. New luxury vinyl plank flooring and paint throughout. Current owners removed a wall to remove a bedroom and make the living room larger. It could be added back if buyers would like a 3rd bedroom. More work is being done to the home but it is being sold "as is". Settlement needed for the end of Dec. New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regs are in assoc. docs. Lots of privacy in the rear with farmland and a stream. Nice quiet park located in the beautiful Lancaster Co. countryside yet close to town. Lot rent of $507 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee.

9. 2020-11-27
   status Pending

   Show marketing remark (850 chars)

   Check out this cute 14x70 single wide mobile home in Mill Creek Estates. Lots of updates have been done but a few more need finished. New luxury vinyl plank flooring and paint throughout. Current owners removed a wall to remove a bedroom and make the living room larger. It could be added back if buyers would like a 3rd bedroom. More work is being done to the home but it is being sold "as is". Settlement needed for the end of Dec. New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regs are in assoc. docs. Lots of privacy in the rear with farmland and a stream. Nice quiet park located in the beautiful Lancaster Co. countryside yet close to town. Lot rent of $507 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee.

10. 2020-11-21
    historical Active Under Contract

    Show marketing remark (850 chars)

    Check out this cute 14x70 single wide mobile home in Mill Creek Estates. Lots of updates have been done but a few more need finished. New luxury vinyl plank flooring and paint throughout. Current owners removed a wall to remove a bedroom and make the living room larger. It could be added back if buyers would like a 3rd bedroom. More work is being done to the home but it is being sold "as is". Settlement needed for the end of Dec. New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regs are in assoc. docs. Lots of privacy in the rear with farmland and a stream. Nice quiet park located in the beautiful Lancaster Co. countryside yet close to town. Lot rent of $507 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee.

11. 2020-11-18
    listed $18,395 Active

    Show marketing remark (850 chars)

    Check out this cute 14x70 single wide mobile home in Mill Creek Estates. Lots of updates have been done but a few more need finished. New luxury vinyl plank flooring and paint throughout. Current owners removed a wall to remove a bedroom and make the living room larger. It could be added back if buyers would like a 3rd bedroom. More work is being done to the home but it is being sold "as is". Settlement needed for the end of Dec. New buyers must be park approved and owners would prefer a cash sale. Park application and rules and regs are in assoc. docs. Lots of privacy in the rear with farmland and a stream. Nice quiet park located in the beautiful Lancaster Co. countryside yet close to town. Lot rent of $507 per month includes cable, internet, trash & recycle. Owner pays park for water and sewer on top of the monthly fee.

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$331/yr (+$28/mo · 161.6%)

ⓘ 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 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,947
• − Mortgage interest: −$3,075
• − Property taxes: −$205
• − Insurance: −$274
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$1,597
• Taxable income: $9,924
• Est. tax owed @ 24.0%: −$2,382
• After-tax cash flow: $7,862/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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — East Earl

• Score: 71/100
• State rank: #728
• US rank: #7281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,229

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Polish 6% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 75% English-only · German/W. Germanic 21% Spanish 2% Russian/Polish/Slavic 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: ▼ -97.26%
• Current HPI: 276.4309
• 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

+198.5% since first listed

11 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-08 Listed $54,900 BRIGHT MLS
• 2026-05-01 Coming Soon $54,900 BRIGHT MLS
• 2024-06-03 Sold (MLS) $27,000 BRIGHT MLS
• 2024-05-06 Pending — BRIGHT MLS
• 2024-05-03 Listed $22,000 BRIGHT MLS
• 2024-04-29 Coming Soon $22,000 BRIGHT MLS
• 2020-12-28 Sold (MLS) $22,000 BRIGHT MLS
• 2020-11-27 Pending — BRIGHT MLS
• 2020-11-21 Contingent — BRIGHT MLS
• 2020-11-18 Listed $18,395 BRIGHT MLS

Property tax history

-14.5%/yr

Latest (2018): $205 · -49.3% YoY. Source: county tax records.