52 Carol Ann Dr #52 · Avon, PA 17046

$40,000

2 bd · 1.0 ba · 924 sqft · SingleFamily · 33 Days on market

Built 1977 Fair condition $43/sqft · 49% below area Est $79k · 49% under $470/mo HOA · 34% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS SINGLE WIDE 14X66, 1977 BEAUMONT MOBILE HOME FEATURES 2 BEDROOMS, 1 FULL BATH, EAT-IN KITCHEN, LIVING ROOM & LAUNDRY. THE STOVE, REFRIGERATOR, WASHER & DRYER STAY. THE 10X23 ROOF COVERED PATIO FEATURES PRIVACY WITH THE SURROUNDING SHRUBS. THERE IS A VERY NICE 13X21 DECK & 8X10 STORAGE SHED. THE PROPERTY NEEDS SOME TLC. 2 CAR OFF-STREET PARKING. THE MOBILE IS LOCATED IN AN AGE 55+ PARK. THE LOT RENT IS $470. WHICH INCLUDES TRASH & SEWER . THE WATER IS BILLED QUARTERLY. THE PARK RULES & REGS ARE UNDER DOCUMENTS. BUYER MUST BE APPROVED BY THE PARK MANAGEMENT.

Key facts

• Storage shed
• Eat-in kitchen
• Roof covered patio

Tags

• EAT-IN KITCHEN
• ROOF COVERED PATIO
• STORAGE SHED
• OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Monthly HOA fee of $470; HOA fee includes sewer and trash

Exterior

• Parking: Asphalt driveway with two off-street parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Detached home; Single-story living (main-level bedrooms and bath); Located in a 55+ senior community
• Construction: Aluminum siding; Asphalt shingle roof; Crawl space foundation; Replacement windows; Structure includes above-grade and below-grade elements; Estimated year built
• Exterior features: Exterior lighting; Patio; Porch; Deck; Level lot

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Window air conditioning units; Electric hot water
• Interior features: Eat-in kitchen; Tub with shower; Ceiling fans; Window treatments; Storm door
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#483 in PA, #4,457 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 121 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 $277 of loan paydown is wiped out by about $1k 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 + 7.4% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) 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 34% of rent.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 3.49% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.35%
• DSCR: 2.71
• GRM: 2.4

CMA / ARV

• ARV (median comp): $78,965
• List price: $40,000
• Delta: -49.34%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Carol Ann Dr	0.16mi	3/1.0 (+1)	924 (0%)	12mo	$42,000	$45	78
46 Carol Ann Dr	0.44mi	2/1.0	962 (+4%)	8mo	$79,999	$83	66
44 Carol Ann Dr	0.24mi	3/1.0 (+1)	986 (+7%)	16mo	$74,900	$76	60

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 · 7.36% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 3.06×
• Total profit: $23,030
• Equity at exit: $5,964

10-year hold

• IRR: 52.3%
• Equity multiple: 8.09×
• Total profit: $79,418
• Equity at exit: $3,458

Cash invested: $11,200 (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 17046

• Rents YoY: 7.4%
• Active inventory: 121
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$470
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $358

Break-even live

Break-even rent $945

Max offer price $40,000

Occupancy floor 69%

Sensitivity live

Price	-10% $386	-5% $372	+0% $358	+5% $344	+10% $330
Rent	-10% $248	-5% $303	+0% $358	+5% $413	+10% $468
Rate	-1.0pp $378	-0.5pp $368	base $358	+0.5pp $348	+1.0pp $337

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $470 · $5,640/yr
• Likely covers: watersewertrash

Listing history 16 events

1. 2026-06-17
   status $40,000 Pending 33 DOM
2. 2026-06-17
   days on market $40,000 Active 33 DOM
3. 2026-06-16
   days on market $40,000 Active 32 DOM
4. 2026-06-15
   days on market $40,000 Active 31 DOM
5. 2026-06-14
   days on market $40,000 Active 29 DOM
6. 2026-06-13
   days on market $40,000 Active 28 DOM
7. 2026-06-10
   days on market $40,000 Active 26 DOM
8. 2026-06-09
   days on market $40,000 Active 25 DOM
9. 2026-06-08
   days on market $40,000 Active 24 DOM
10. 2026-06-07
    days on market $40,000 Active 23 DOM
11. 2026-06-03
    days on market $40,000 Active 19 DOM
12. 2026-06-02
    days on market $40,000 Active 18 DOM
13. 2026-06-01
    days on market $40,000 Active 17 DOM
14. 2026-05-31
    days on market $40,000 Active 16 DOM
15. 2026-05-30
    days on market $40,000 Active 15 DOM
16. 2026-05-08
    listed $40,000 Active 597-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $16,776
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − HOA: −$5,640
• − Depreciation: −$1,164
• Taxable income: $4,247
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $3,276/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

Fair 45/100 Moderate rehab

This single-wide mobile home requires significant repairs and updates to its exterior, interior, and systems, but presents a good opportunity for a moderate renovation that could significantly increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Visible signs of wear and possible leaks
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Replace siding and roof — Significant structural improvements and increased value
• Both Update kitchen and bathrooms — Modernizes the home and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible signs of wear and possible leaks	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Replace siding and roof — Significant structural improvements and increased value ↑
• Both Update kitchen and bathrooms — Modernizes the home and improves functionality ↑

ⓘ 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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Avon

• Score: 74/100
• State rank: #483
• US rank: #4457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 31,835
• Household income: $62,221
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 905.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 20% Dominican 9%
• Common ancestry: Romanian 2% Polish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 75% English-only · Spanish 23%

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: ▼ -124.36%
• Current HPI: 217.3106
• Rent YoY: ▲ 7.36%
• Metro: Lebanon, 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

4 events — show timeline

• 2026-06-17 Pending — BRIGHT MLS
• 2026-05-28 Relisted — BRIGHT MLS
• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-08 Listed $40,000 BRIGHT MLS