1300 E Kercher Ave #99 · West Myerstown, PA 17067

$79,900

3 bd · 1.5 ba · 1,428 sqft · SingleFamily · 10 Days on market

Built 1999 $516/mo HOA · 29% of rent

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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 +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO COUNTRY ACRES GOLD, AN AGE 55+ PARK. THIS 14X77 SINGLE WIDE FEATURES AN ADDITION WHICH IS USED AS A SUNROOM & FOR STORAGE. THIS 1999 COLONIAL FEATURES 3 BEDROOMS & 1 FULL & 1 HALF BATH, LIVING ROOM WITH ELECTRIC FIREPLACE, COUNTRY KITCHEN WITH LOTS OF CABINETS, MASTER BEDROOM WITH FULL BATH THAT FEATURES A WALK-IN SHOWER & 6 JET WHIRLPOOL TUB. THE CENTRAL AIR WAS REPLACED IN 2024. THE ROOF WAS SEALED IN 2025 & ALSO THE DRIVEWAY. THE SUNROOM DOES HAVE HEAT FROM THE FURNACE. ROOF COVERED DECK WITH HANDICAP ACCESSIBLE RAMP. 8X10 STORAGE SHED. ALL OF THE APPLIANCES STAY. LOT RENT $516.50 /MONTH INCLUDES WASTER, SEWER & TRASH. ADDITIONAL FEE FOR PE

Key facts

• 6 jet whirlpool tub
• Sunroom
• Walk-in shower

Tags

• SUNROOM
• WALK-IN SHOWER
• 6 JET WHIRLPOOL TUB
• CENTRAL AIR
• ROOF COVERED DECK
• 8X10 STORAGE SHED

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Property condition: good; Above-grade finished area approximately 1,428 (estimated)
• HOA & community: Monthly HOA fee (includes snow removal, trash, water, sewer); Park name: COUNTRY ACRES GOLD; Road maintained by borough/township; blacktop roads

Exterior

• Parking: Private asphalt driveway; Two off-street parking spaces (total 2)
• Security: Window screens; Insulated windows
• Utilities: Public sewer; Community water; 100 amp electrical service with circuit breakers; Cable TV available; Electric hot water
• Home design: Manufactured single-wide (model: COLONIAL); One-story structure; Entry features include a ramp to main level; Fee simple ownership; Located in a 55+ senior community
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation; Built/estimated year: estimated
• Exterior features: Exterior lighting; Street lights; Roof deck; Awnings; Patio(s); Deck(s); Porch(es); Shed; Rented lot

Interior

• Kitchen: Electric oven/range; Microwave; Range hood; Dishwasher; Exhaust fan; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Sun/Florida room (additional living space)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath on main level; One half bath on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Jetted tub in bathroom; Stall shower; Open traditional floor plan; Eat-in kitchen; Recessed lighting; Storm door(s)
• Laundry & utility: Washer and dryer in unit (main floor); Electric water heater

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$232,764) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 11.5% vs local median 4.3% in West Myerstown — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eastern Lebanon County SD (rural): math 27% / reading 50% proficiency, ranked #360 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Lebanon Co Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 757 students, 37% FRL).
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Eastern Lebanon County SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 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 $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $79,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.24% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.42%
• DSCR: 1.82
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $232,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 E Kercher Ave #3	0.09mi	3/2.0	1,456 (+2%)	1mo	$149,000	$102	90
1300 E Kercher Ave Lot 137	0.00mi	3/2.0	1,268 (-11%)	11mo	$90,000	$71	70
141 Arbor Dr	0.54mi	3/2.0	1,428 (0%)	8mo	$245,000	$172	66
14 Lakeview Dr	0.40mi	2/2.0 (-1)	1,475 (+3%)	10mo	$237,500	$161	61
137 Arbor Dr	0.56mi	3/2.0	1,408 (-1%)	11mo	$235,000	$167	60
1300 E Kercher Ave #68	0.09mi	2/2.0 (-1)	1,216 (-15%)	8mo	$79,000	$65	58
5 Springhouse Dr	0.62mi	2/2.0 (-1)	1,366 (-4%)	2mo	$240,000	$176	56
12 Springhouse Dr	0.56mi	2/2.0 (-1)	1,450 (+2%)	14mo	$240,000	$166	53
32 Scenic Dr	0.50mi	3/2.0	1,577 (+10%)	8mo	$270,000	$171	50
12 Thorndale Dr	0.59mi	3/2.0	1,608 (+13%)	11mo	$253,000	$157	40
45 Springhouse Dr	0.45mi	2/2.0 (-1)	1,636 (+15%)	10mo	$245,000	$150	39
132 Arbor Dr	0.59mi	3/2.0	1,624 (+14%)	11mo	$264,000	$163	38

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $9,270
• Equity at exit: $11,913

10-year hold

• IRR: 19.8%
• Equity multiple: 2.68×
• Total profit: $37,635
• Equity at exit: $6,908

Cash invested: $22,372 (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 17067

• Active inventory: 65
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$516
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $343

Break-even live

Break-even rent $1,352

Max offer price $79,900

Occupancy floor 76%

Sensitivity live

Price	-10% $399	-5% $371	+0% $343	+5% $316	+10% $288
Rent	-10% $202	-5% $273	+0% $343	+5% $414	+10% $485
Rate	-1.0pp $384	-0.5pp $364	base $343	+0.5pp $323	+1.0pp $302

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $516 · $6,192/yr
• Likely covers: sewertrashelectricpool

Listing history 9 events

1. 2026-06-19
   days on market $79,900 Active 10 DOM
2. 2026-06-18
   days on market $79,900 Active 9 DOM
3. 2026-06-17
   days on market $79,900 Active 8 DOM
4. 2026-06-16
   days on market $79,900 Active 7 DOM
5. 2026-06-15
   days on market $79,900 Active 6 DOM
6. 2026-06-14
   days on market $79,900 Active 4 DOM
7. 2026-06-13
   days on market $79,900 Active 3 DOM
8. 2026-06-10
   remarks 675-char remark
9. 2026-06-10
   listed $79,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,442
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$6,192
• − Depreciation: −$2,324
• Taxable income: $3,421
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $3,300/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 Lebanon County SD
• NCES district ID: 4208460
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $56,026
• Composite: 33.74/100
• National rank: #5371
• State rank: #360 of 539 in PA

Livability — West Myerstown

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

Census & demographics

• Population (ZIP): 15,985

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Polish 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 2%

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: ▼ -178.88%
• Current HPI: 252.0994
• 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

+66.5% since first listed

3 events — show timeline

• 2026-06-09 Listed $79,900 BRIGHT MLS
• 2012-12-01 Listing Removed — BRIGHT MLS
• 2012-05-25 Listed $48,000 BRIGHT MLS