4047-S Columbia Ave · West Hempfield, PA 17512

$54,900

3 bd · 1.0 ba · 720 sqft · Land · 7 Days on market

Built 1972

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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 +5.1/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent condition! Move Right In, 2002, 24x44 Redman Doublewide in Small Quiet West Hempfield Park, Backs to Farmland, Open living space w/ Cathedral Ceiling, Eat-in kitchen w/ Wall of Cabinets! All Appliances Stay, Wrap around Deck w/ patio, Shed 8x16, Nicely Landscaped, 3 Parking Spaces, Convenient to Rt. 30 & on a Public Bus Route, 2002,Redman, SouthWood, Model# 48J3BDSF, VIN# 122387663AB

Key facts

• 2 parking spots
• Built 1972
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hempfield SD (suburban): math 50% / reading 65% proficiency, ranked #81 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.0%/yr); 126 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 + 7.0% 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 22y 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

• 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 $54,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.79% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.90%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.0% rent growth · sell at horizon

5-year hold

• IRR: 68.6%
• Equity multiple: 4.28×
• Total profit: $50,495
• Equity at exit: $8,186

10-year hold

• IRR: 73.9%
• Equity multiple: 10.16×
• Total profit: $140,843
• 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 17512

• Home prices YoY: -23.7%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $831

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 41%

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. 2026-03-30
   status Pending
2. 2026-03-23
   listed $54,900 Active
3. 2026-03-19
   historical $54,900
4. 2018-08-31
   soldstatus $495,000
5. 2012-06-01
   historical 402-char remark

   Show marketing remark (402 chars)

   Excellent condition! Move Right In, 2002, 24x44 Redman Doublewide in Small Quiet West Hempfield Park, Backs to Farmland, Open living space w/ Cathedral Ceiling, Eat-in kitchen w/ Wall of Cabinets! All Appliances Stay, Wrap around Deck w/ patio, Shed 8x16, Nicely Landscaped, 3 Parking Spaces, Convenient to Rt. 30 & on a Public Bus Route, 2002,Redman, SouthWood, Model# 48J3BDSF, VIN# 122387663AB

6. 2012-05-23
   soldstatus $46,000 402-char remark

   Show marketing remark (402 chars)

   Excellent condition! Move Right In, 2002, 24x44 Redman Doublewide in Small Quiet West Hempfield Park, Backs to Farmland, Open living space w/ Cathedral Ceiling, Eat-in kitchen w/ Wall of Cabinets! All Appliances Stay, Wrap around Deck w/ patio, Shed 8x16, Nicely Landscaped, 3 Parking Spaces, Convenient to Rt. 30 & on a Public Bus Route, 2002,Redman, SouthWood, Model# 48J3BDSF, VIN# 122387663AB

7. 2011-09-19
   listed $49,500 402-char remark

   Show marketing remark (402 chars)

   Excellent condition! Move Right In, 2002, 24x44 Redman Doublewide in Small Quiet West Hempfield Park, Backs to Farmland, Open living space w/ Cathedral Ceiling, Eat-in kitchen w/ Wall of Cabinets! All Appliances Stay, Wrap around Deck w/ patio, Shed 8x16, Nicely Landscaped, 3 Parking Spaces, Convenient to Rt. 30 & on a Public Bus Route, 2002,Redman, SouthWood, Model# 48J3BDSF, VIN# 122387663AB

8. 2005-06-07
   historical
9. 2004-07-08
   listed $38,000
10. 2003-07-16
    soldstatus $375,000
11. 1990-02-01
    soldstatus $250,000

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,392
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$1,597
• Taxable income: $9,679
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $7,654/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: Hempfield SD
• NCES district ID: 4211790
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $67,908
• Composite: 50.66/100
• National rank: #1829
• State rank: #81 of 539 in PA

Livability — West Hempfield

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

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 18,148
• Metro: Lancaster, PA
• Population (ZIP): 18,148
• Household income: $66,684
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 647.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Polish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1% Arabic 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: ▼ -86.48%
• Current HPI: 278.1465
• Rent YoY: ▲ 7.00%
• 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

-78.0% since first listed

11 events — show timeline

• 2026-03-30 Pending — BRIGHT MLS
• 2026-03-23 Listed $54,900 BRIGHT MLS
• 2026-03-19 Coming Soon $54,900 BRIGHT MLS
• 2018-08-31 Sold (Public Records) $495,000 Public Records
• 2012-06-01 Listing Removed — BRIGHT MLS
• 2012-05-23 Sold (MLS) $46,000 BRIGHT MLS
• 2011-09-19 Listed $49,500 BRIGHT MLS
• 2005-06-07 Listing Removed — BRIGHT MLS
• 2004-07-08 Listed $38,000 BRIGHT MLS
• 2003-07-16 Sold (Public Records) $375,000 Public Records
• 1990-02-01 Sold (Public Records) $250,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $10,288 · +4.6% YoY. Source: county tax records.