108 Dawn St · Eden, PA 17566

$105,000

3 bd · 1.0 ba · 1,352 sqft · Manufactured public records · 29 Days on market

Built 1983 $78/sqft · 22% above area Est $80k · 31% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready, renovated home located on one of the most desirable lots in Eden Glen Village. The open-concept living room and kitchen area are the perfect space for entertaining, with a clean and natural flow between the foyer, living room, dining and kitchen areas. The home features three spacious bedrooms and two full bathrooms. The primary bedroom as an en-suite full bathroom, and large walk-in-closet. Bedroom 2 & 3, along with the second full bath are conveniently located alongside one another, making for great auxilary bedrooms/suites. First floor, in unit laundry can be conveniently found off the primary bedroom and living room, along with the home's mechanicals

Key facts

• 2 parking spots
• Built 1983
• Listed 29 days

Property features AI

Finance

• HOA & community: Park: Eden Glen Village; Land lease payment of $530 monthly (99 years remaining); Property manager present; Pets allowed (cats and dogs OK; breed restrictions and number limits may apply)

Exterior

• Parking: Off-street parking with 2 spaces (total of 2 garage/parking spaces)
• Utilities: Community water; Community septic tank; Electric service
• Home design: Manufactured double-wide home; Built by Redman; Single-story (entry-level bedrooms); Shingle roof; Vinyl clad windows
• Construction: Frame construction with vinyl siding; Crawl space foundation; Year built per assessor
• Exterior features: Deck(s); Enclosed porch(es); Awning(s); Exterior lighting; Outbuilding(s) including shed/storage barn; Fully fenced wood privacy fence; Front yard, rear yard and side yards; Level, private lot in a rural setting; Rented lot (land lease)

Interior

• Kitchen: Oven/Range - Gas; Stove; Built-in microwave; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Heat pump with electric backup; Electric hot water; Central air conditioning (electric)
• Interior features: Open floor plan with recessed lighting; Combination kitchen/dining and eat-in kitchen with table space; Dining area; Family room off kitchen; Entry-level bedroom; Master bath(s); Tub/shower; Walk-in closet(s); Ceiling fan(s); Partially furnished
• Laundry & utility: Washer in unit; Dryer in unit; Washer/dryer hookups; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% 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.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.73% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.37%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $80,318
• List price: $105,000
• Delta: 30.73%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 2.19×
• Total profit: $35,017
• Equity at exit: $15,656

10-year hold

• IRR: 36.0%
• Equity multiple: 4.31×
• Total profit: $97,379
• Equity at exit: $9,078

Cash invested: $29,400 (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 17566

• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $818

Break-even live

Break-even rent $778

Max offer price $105,000

Occupancy floor 50%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-09
   status $105,000 Pending 29 DOM
2. 2026-06-03
   days on market $105,000 Active 29 DOM
3. 2026-06-02
   days on market $105,000 Active 28 DOM
4. 2026-06-01
   days on market $105,000 Active 27 DOM
5. 2026-05-31
   days on market $105,000 Active 26 DOM
6. 2026-05-30
   days on market $105,000 Active 25 DOM
7. 2026-05-06
   listed $105,000 Active 1749-char remark
8. 2026-05-03
   historical $105,000 1749-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: $247 · $21/mo
• Projected year-2 tax: $953 · $79/mo
• Expected delta: +$706/yr (+$59/mo · 285.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,760
• − Mortgage interest: −$5,882
• − Property taxes: −$247
• − Insurance: −$525
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$3,055
• Taxable income: $8,570
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,754/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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Eden

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

Census & demographics

• Population (ZIP): 12,276

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Polish 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 77% English-only · German/W. Germanic 17% Spanish 2% Vietnamese 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: ▼ -146.74%
• Current HPI: 262.7066
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-06-03 Listing Removed — BRIGHT MLS
• 2026-05-06 Listed $105,000 BRIGHT MLS
• 2026-05-03 Coming Soon $105,000 BRIGHT MLS

Property tax history

-3.3%/yr

Latest (2026): $247 · +4.9% YoY. Source: county tax records.