39 Hossler Rd · Rapho, PA 17545

$150,000

3 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 45 Days on market

Built 1969 0.70 ac lot $88/sqft · 51% below area

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property will be offered at Public Auction on Tuesday, June 2, 2026 @ 6pm. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. Conveniently located just outside of Manheim Borough, this 1½-story, three-bedroom, one-bath home sits on a generous 0.70-acre lot and offers excellent potential for investors, house flippers, or first-time buyers. Inside, the home features a spacious kitchen and dining area, a large living room, three bedrooms, and a full bathroom. Hardwood floors run throughout the living room and all three bedrooms. An open staircase l

Key facts

• Open staircase
• Utility room
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• HARDWOOD FLOORS
• OPEN STAIRCASE
• UTILITY ROOM
• CARPORT

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as below average

Exterior

• Parking: Attached carport (1 space); Driveway with 2 spaces; Three total garage and parking spaces
• Utilities: Well water; On-site septic; Electric hot water
• Home design: Detached property; Composite/shingle roof
• Construction: Frame construction with metal siding; Permanent foundation; Year built per assessor
• Exterior features: Detached shed on the property; Not in a federal flood zone; Municipal trash service

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric baseboard heating; Electric cooling
• Interior features: Dining area; Wood floors; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Manheim Central SD (suburban): math 38% / reading 53% proficiency, ranked #242 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manheim Central Ms (math 27% / reading 49%, grade F, #283 of 512 statewide, top 57%, 848 students, 42% FRL); Manheim Central Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 935 students, 31% FRL).
• Market conditions: 79 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1969 — 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: 1.26% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $305,338
• List price: $150,000
• Delta: -50.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
674 Lorraine Ave	0.11mi	3/2.0	1,704 (-0%)	24mo	$325,000	$191	70
28 Hossler Rd	0.03mi	3/2.0	1,854 (+8%)	19mo	$335,000	$181	65
15 Crystal Dr	0.58mi	4/2.0 (+1)	1,716 (+0%)	2mo	$63,000	$37	62
26 S Snyder St	0.44mi	3/2.0	1,692 (-1%)	24mo	$335,000	$198	54
45 Crescent Dr	0.24mi	4/2.0 (+1)	1,782 (+4%)	23mo	$370,000	$208	54
849 Mount Joy Rd	0.21mi	3/1.0	1,460 (-15%)	14mo	$164,000	$112	54
332 W High St	0.62mi	4/2.0 (+1)	1,720 (+0%)	13mo	$260,000	$151	50
1011 Mount Joy Rd	0.58mi	3/1.0	1,476 (-14%)	11mo	$216,500	$147	41
228 W Gramby St	0.69mi	3/2.0	1,826 (+7%)	24mo	$520,000	$285	33
27 Crystal Dr	0.53mi	3/2.0	1,456 (-15%)	18mo	$101,450	$70	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $512
• Equity at exit: $22,365

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $32,606
• Equity at exit: $12,969

Cash invested: $42,000 (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 17545

• Home prices YoY: -30.5%
• Active inventory: 79
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$260 /mo · $3,119/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $389

Break-even live

Break-even rent $1,404

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 W Gramby St Manheim, PA	3.0	1.5	1484	$1,900	$1.28	44d	1	0.99mi
35 W Ferdinand St Manheim, PA	3.0	2.0	1530	$1,600	$1.05	43d	1	1.02mi

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 45 DOM
2. 2026-06-17
   days on market $150,000 Active 44 DOM
3. 2026-06-16
   days on market $150,000 Active 43 DOM
4. 2026-06-15
   days on market $150,000 Active 42 DOM
5. 2026-06-14
   days on market $150,000 Active 40 DOM
6. 2026-06-13
   days on market $150,000 Active 39 DOM
7. 2026-06-10
   days on market $150,000 Active 37 DOM
8. 2026-06-09
   days on market $150,000 Active 36 DOM
9. 2026-06-08
   days on market $150,000 Active 35 DOM
10. 2026-06-07
    days on market $150,000 Active 34 DOM
11. 2026-06-05
    days on market $150,000 Active 31 DOM
12. 2026-06-03
    days on market $150,000 Active 30 DOM
13. 2026-06-02
    days on market $150,000 Active 29 DOM
14. 2026-06-01
    days on market $150,000 Active 28 DOM
15. 2026-05-31
    days on market $150,000 Active 27 DOM
16. 2026-05-30
    days on market $150,000 Active 26 DOM
17. 2026-05-04
    listed $150,000 Active 1238-char remark

ⓘ 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: $3,119 · $260/mo
• Projected year-2 tax: $3,119 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,747
• − Mortgage interest: −$8,402
• − Property taxes: −$3,119
• − Insurance: −$750
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,364
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $4,069/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 Central SD
• NCES district ID: 4214550
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $60,723
• Composite: 40.02/100
• National rank: #3825
• State rank: #242 of 539 in PA

Livability — Rapho

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

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 23,556
• Household income: $84,704
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 342.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 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: ▼ -115.46%
• Current HPI: 263.1172
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-04 Listed $150,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $3,119 · +3.8% YoY. Source: county tax records.