5145 N Susquehanna Trl #84 · Manchester, PA 17406

$44,900

2 bd · 1.0 ba · 940 sqft · SingleFamily · 32 Days on market

Built 1979 Good condition 2,800 sqft lot $48/sqft · 75% below area $450/mo HOA · 30% 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 +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely modernized 2-bedroom, 1-bathroom residence sits on a corner lot providing the owner with lots of land to call their own. With the large concrete porch, be the envy of your neighborhood when you cook out with your family and friends during those lazy days of summer. This move-in-ready home boasts an brand new double-element 40 gallon water heater, lots of closet space and kitchen cabinets, washer, dryer, electric stove and refrigerator. The opportunity stands out with its low ground rent and a prime location that puts local dining and shopping close by. From the moment you arrive, the sturdy new outdoor steps signal a property that has been maintained with care. Step inside to find a bright, inviting interior featuring all-new paint and new light fixtures that create a contemporary atmosphere throughout the home. Whether you are hosting friends or enjoying a quiet evening, the central air ensures the space remains comfortable regardless of the season. The all-electric home provides reliable energy and with nearby gas lines, you have a future option of connecting to natural gas. This turnkey home provides an ideal blend of modern aesthetics and functional efficiency. Park approval is required, and the seller is open to considering all offers. Don't miss this opportunity for affordable, updated living in a convenient community setting.

Key facts

• All new paint
• New light fixtures
• Large concrete porch

Tags

• CORNER LOT
• LARGE CONCRETE PORCH
• STURDY NEW OUTDOOR STEPS
• ALL NEW PAINT
• NEW LIGHT FIXTURES
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 1.8% in Manchester — 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 78/100 on livability (#288 in PA, #2,532 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 30% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.33% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.29%
• DSCR: 2.79
• GRM: 2.5

CMA / ARV

• ARV (median comp): $179,366
• List price: $44,900
• Delta: -74.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5145 N Susquehanna Trl #52	0.00mi	2/2.0	940 (0%)	0mo	$44,900	$48	96

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: 37.1%
• Equity multiple: 2.58×
• Total profit: $19,910
• Equity at exit: $6,695

10-year hold

• IRR: 43.8%
• Equity multiple: 5.23×
• Total profit: $53,174
• Equity at exit: $3,882

Cash invested: $12,572 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$450
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $422

Break-even live

Break-even rent $962

Max offer price $44,900

Occupancy floor 67%

Sensitivity live

Price	-10% $453	-5% $438	+0% $422	+5% $407	+10% $391
Rent	-10% $304	-5% $363	+0% $422	+5% $481	+10% $540
Rate	-1.0pp $445	-0.5pp $434	base $422	+0.5pp $411	+1.0pp $399

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr
• Likely covers: watergaselectric

Listing history 3 events

1. 2026-05-05
   status Active 1370-char remark

   Show marketing remark (1370 chars)

   This completely modernized 2-bedroom, 1-bathroom residence sits on a corner lot providing the owner with lots of land to call their own. With the large concrete porch, be the envy of your neighborhood when you cook out with your family and friends during those lazy days of summer. This move-in-ready home boasts an brand new double-element 40 gallon water heater, lots of closet space and kitchen cabinets, washer, dryer, electric stove and refrigerator. The opportunity stands out with its low ground rent and a prime location that puts local dining and shopping close by. From the moment you arrive, the sturdy new outdoor steps signal a property that has been maintained with care. Step inside to find a bright, inviting interior featuring all-new paint and new light fixtures that create a contemporary atmosphere throughout the home. Whether you are hosting friends or enjoying a quiet evening, the central air ensures the space remains comfortable regardless of the season. The all-electric home provides reliable energy and with nearby gas lines, you have a future option of connecting to natural gas. This turnkey home provides an ideal blend of modern aesthetics and functional efficiency. Park approval is required, and the seller is open to considering all offers. Don't miss this opportunity for affordable, updated living in a convenient community setting.

2. 2026-04-26
   status Pending 1370-char remark

   Show marketing remark (1370 chars)

   This completely modernized 2-bedroom, 1-bathroom residence sits on a corner lot providing the owner with lots of land to call their own. With the large concrete porch, be the envy of your neighborhood when you cook out with your family and friends during those lazy days of summer. This move-in-ready home boasts an brand new double-element 40 gallon water heater, lots of closet space and kitchen cabinets, washer, dryer, electric stove and refrigerator. The opportunity stands out with its low ground rent and a prime location that puts local dining and shopping close by. From the moment you arrive, the sturdy new outdoor steps signal a property that has been maintained with care. Step inside to find a bright, inviting interior featuring all-new paint and new light fixtures that create a contemporary atmosphere throughout the home. Whether you are hosting friends or enjoying a quiet evening, the central air ensures the space remains comfortable regardless of the season. The all-electric home provides reliable energy and with nearby gas lines, you have a future option of connecting to natural gas. This turnkey home provides an ideal blend of modern aesthetics and functional efficiency. Park approval is required, and the seller is open to considering all offers. Don't miss this opportunity for affordable, updated living in a convenient community setting.

3. 2026-04-17
   listed $44,900 Active 1370-char remark

   Show marketing remark (1370 chars)

   This completely modernized 2-bedroom, 1-bathroom residence sits on a corner lot providing the owner with lots of land to call their own. With the large concrete porch, be the envy of your neighborhood when you cook out with your family and friends during those lazy days of summer. This move-in-ready home boasts an brand new double-element 40 gallon water heater, lots of closet space and kitchen cabinets, washer, dryer, electric stove and refrigerator. The opportunity stands out with its low ground rent and a prime location that puts local dining and shopping close by. From the moment you arrive, the sturdy new outdoor steps signal a property that has been maintained with care. Step inside to find a bright, inviting interior featuring all-new paint and new light fixtures that create a contemporary atmosphere throughout the home. Whether you are hosting friends or enjoying a quiet evening, the central air ensures the space remains comfortable regardless of the season. The all-electric home provides reliable energy and with nearby gas lines, you have a future option of connecting to natural gas. This turnkey home provides an ideal blend of modern aesthetics and functional efficiency. Park approval is required, and the seller is open to considering all offers. Don't miss this opportunity for affordable, updated living in a convenient community setting.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $17,961
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$5,400
• − Depreciation: −$1,306
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $3,873/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready home has been modernized with new appliances, water heater, and exterior features, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value.
• Both Painting — Fresh paint can make the home look newer and more appealing.
• Both Landscaping improvements — Further enhance the curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value. ↑
• Both Painting — Fresh paint can make the home look newer and more appealing. ↑
• Both Landscaping improvements — Further enhance the curb appeal and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Manchester

• Score: 78/100
• State rank: #288
• US rank: #2532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.81%
• Current HPI: 245.4821
• Rent YoY: —
• Metro: York-Hanover, 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

3 events — show timeline

• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-26 Pending — BRIGHT MLS
• 2026-04-17 Listed $44,900 BRIGHT MLS