730 S Ridge Rd · East Cocalico, PA 17517

$100,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 13 Days on market

Built 1954 0.33 ac lot

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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 +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LIVE Auction to be held June18th @6pm at the Property Address. This Property is Being Sold WITH RESERVE and the List Price is for Reference ONLY. The Final Sales Price – Contingent Upon Seller Confirmation on Day of Auction – Could be Higher, or Lower, than the ‘Publicized List Price’. All Announcements Day of Sale Take Precedence Over Prior Advertisements. 10% Down Day of Sale. Property Being Sold AS-IS. THE REAL ESTATE CONSISTS OF A 1,008 SQ FT DWELLING, BUILT IN 1954, CONTAINING AN EAT-IN KITCHEN; LIVING ROOM; THREE BEDROOMS; AND A FULL BATH ALL ON THE MAIN LEVEL WITH HARDWOOD FLOORS THROUGHOUT. THE FULL, WALKOUT, BASEMENT IS PARTIALLY FINISHED AND CONTAINS A REC

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1954

Property features AI

Finance

• Other: Fee simple ownership; Finished area above grade per assessor (1,008); Property address: 730 S Ridge Rd, Denver, PA

Exterior

• Parking: Driveway parking for two vehicles; Total of two garage and parking spaces
• Utilities: Well water; On-site septic system; Electric hot water
• Home design: Detached structure; Frame construction with shingle siding; Permanent foundation; Above grade and below grade structures
• Construction: Built year per assessor; Frame and shingle siding construction; Permanent foundation
• Exterior features: Not located in a federal flood zone; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heat; Electric hot water
• Interior features: Partially finished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 75 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $23k; list at $100k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $100,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.64% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $265,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Reinholds Rd	0.34mi	3/1.0	1,104 (+10%)	1mo	$289,999	$263	67

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $14,736
• Equity at exit: $14,910

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $52,953
• Equity at exit: $8,646

Cash invested: $28,000 (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 17517

• Home prices YoY: -29.3%
• Active inventory: 75
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $484

Break-even live

Break-even rent $1,032

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $100,000 Active 13 DOM
2. 2026-06-17
   days on market $100,000 Active 12 DOM
3. 2026-06-16
   days on market $100,000 Active 11 DOM
4. 2026-06-15
   days on market $100,000 Active 10 DOM
5. 2026-06-14
   days on market $100,000 Active 8 DOM
6. 2026-06-10
   days on market $100,000 Active 5 DOM
7. 2026-06-09
   days on market $100,000 Active 4 DOM
8. 2026-06-08
   days on market $100,000 Active 3 DOM
9. 2026-06-07
   remarks 675-char remark
10. 2026-06-07
    listed $100,000 Active 2 DOM

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,737
• − Mortgage interest: −$5,602
• − Property taxes: −$2,989
• − Insurance: −$500
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,909
• Taxable income: $4,580
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,711/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — East Cocalico

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

Census & demographics

• Population (ZIP): 15,045

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% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · German/W. Germanic 4% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -109.05%
• Current HPI: 262.8646
• 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

+334.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $100,000 BRIGHT MLS
• 1980-05-27 Sold (Public Records) $23,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,989 · +4.7% YoY. Source: county tax records.