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14 W Willow St
C+ Composite 61.08
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 +18.6/30.0
  • ARV discount +15.0/15.0
  • DSCR +5.8/10.0
  • Schools +5.5/10.0
  • 1% rule +5.0/10.0
  • Condition / age +4.8/5.0
  • Livability +4.0/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$179,900

14 W Willow St · Palmyra, PA 17078
3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 28 Days on market
Built 2025 Excellent condition Garage $112/sqft · 21% below area Est $228k · 21% under ↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to Shadowstone Village in Palmyra, PA! This beautiful new 1600 square foot Colony manufactured home offers modern living with three spacious bedrooms, two full bathrooms featuring a huge walk-in tile shower, and an open floor plan. The gourmet kitchen with all new stainless-steel appliances, spacious living room, and cozy breakfast nook with a sliding barn door pantry are perfectly streamlined to meet all needs. The large island allows for endless entertainment and many memorable moments for you and all your closest to make the most of your golden era, whether you are minimizing and downsizing here in Chocolatetown USA or a lifetime Palmyra local.

Key facts

  • Fitness facilities
  • Gourmet kitchen
  • Gathering spaces

Tags

GOURMET KITCHENPRIVATE CUSTOM-BUILT DECKFITNESS FACILITIESGATHERING SPACES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $174 ($2k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.3% below list).
  • Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
  • Cap rate 7.5% vs local median 3.3% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
  • Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
  • Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
  • Market conditions: 221 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

  • It's been on market 28 days — a 2% lower offer ($177k) 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.
Recommended offer $177,201 (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. 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?
  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
1.00% ✗
Cap rate
7.45%
Cash-on-cash
4.14%
DSCR
1.18
GRM
8.4

CMA / ARV

ARV (median comp)
$227,933
List price
$179,900
Delta
-21.07%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
24 Juniper St 0.13mi 3/2.0 1,774 (+11%) 2mo $159,900 $90 74
360 W Spruce St 0.24mi 3/2.0 1,708 (+7%) 8mo $134,000 $78 71
197 W Spruce St 0.19mi 3/2.0 1,755 (+10%) 10mo $159,900 $91 66
583 W Cedar St 0.39mi 3/2.0 1,708 (+7%) 5mo $152,500 $89 66
247 N College St 0.18mi 3/1.0 1,416 (-12%) 4mo $148,500 $105 66
564 W Cedar St 0.40mi 3/2.0 1,512 (-6%) 9mo $122,000 $81 65
133 W Spruce St 0.15mi 3/2.0 1,404 (-12%) 10mo $125,000 $89 64
374 W Cedar St 0.52mi 3/2.0 1,755 (+10%) 3mo $140,000 $80 57
425 E Maple St 0.64mi 3/1.5 1,452 (-9%) 7mo $290,000 $200 47
223 S Locust St 0.61mi 3/2.0 1,404 (-12%) 6mo $230,000 $164 46
333 E Oak St 0.66mi 4/2.0 (+1) 1,451 (-9%) 3mo $340,000 $234 46
510 W Maple St 0.73mi 2/2.0 (-1) 1,518 (-5%) 9mo $306,500 $202 45

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
-9.8%
Equity multiple
0.64×
Total profit
$-18,059
Equity at exit
$26,824
10-year hold
IRR
-0.4%
Equity multiple
0.97×
Total profit
$-1,366
Equity at exit
$15,554

Cash invested: $50,372 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
24 active · 11 under contract
Months of supply
13.1 mo (8%/mo absorbed)
Median asking
$222,500 ($154/sqft)
Median days on market
65 d
This list price
33% of active listings are priced below it
ARV vs active asking
-7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 17078

Home prices YoY
-25.1%
Active inventory
221
Price-to-rent
8.4×

Monthly cashflow live

Estimated rent
$1,794 high interval (Pro) →
Mortgage (P&I)
−$943
Tax est. 1.5%
−$225 /mo · $2,698/yr
Insurance
−$75
HOA
−$0
Vacancy / Maint / Mgmt
−$377
Net cashflow
$174

Break-even live

Break-even rent $1,574
Max offer price $179,900
Occupancy floor 85%

Sensitivity live

Price -10% $298 -5% $236 +0% $174 +5% $112 +10% $49
Rent -10% $32 -5% $103 +0% $174 +5% $245 +10% $315
Rate -1.0pp $264 -0.5pp $219 base $174 +0.5pp $127 +1.0pp $80

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
$44,975
Closing costs
$5,397
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 10 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
45 N Penn St Palmyra, PA 3.0 2.5 1750 $2,300 $1.31 139d 1 0.61mi
138 S Hetrick Ave Palmyra, PA 3.0 1.5 1075 $1,600 $1.49 140d 1 0.86mi
506 S Franklin St Palmyra, PA 2.0 1.0 1600 $1,600 $1.00 139d 1 0.87mi
822 W Main St Palmyra, PA 3.0 1.0 1410 $1,650 $1.17 109d 1 0.95mi
933 E Maple St Palmyra, PA 2.0 1.5 1404 $1,800 $1.28 139d 1 0.95mi
730 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,700 $1.41 1d 1 1.35mi
1403 E Derry Rd Unit 2 Hershey, PA 3.0 1.0 1200 $1,250 $1.04 0d 1 1.37mi
609 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,895 $1.57 109d 1 1.39mi
1805 Wexford Rd Palmyra, PA 2.0 2.5 1564 $1,900 $1.21 1d 1 1.47mi
802 Cambridge Ct Palmyra, PA 2.0 1.5 1208 $1,700 $1.41 139d 1 1.49mi

Property features AI

Finance

Other
Not in a federal flood zonePets allowed on a case-by-case basisAccessibility: 2+ access exitsProperty condition described as excellent
Financial info
Lease not considered
HOA & community
Property located in a senior community (55+)Property manager presentGround rent payment: $630 monthly (ground rent exists)Lot is rented

Exterior

Parking
Asphalt drivewayDriveway with 3 spaces (total of 3 garage/parking spaces listed)
Utilities
Public waterPublic sewer100 amp electric serviceElectric hot waterMunicipal trash service
Home design
Manufactured double-wide (Colony model)Single-story (main living on one level)Senior community (55+)
Construction
Vinyl sidingArchitectural shingle roofCrawl space foundationAbove grade other structures notedBuilding construction completed
Exterior features
Porch(es)Rented lot (ground rent exists)

Interior

Kitchen
Built-in microwaveMicrowaveOven/Range - GasDishwasherRefrigerator
Bedrooms
Three main-level bedrooms
Flooring
Carpet
Bathrooms
Two full bathrooms (both on the main level)
Heating & cooling
Forced air heating (natural gas)Central air conditioning
Interior features
Open floor planCombination kitchen and dining areaBreakfast areaKitchen islandRecessed lightingCeiling fansMaster bath(s)Walk-in shower in bathroomTub/showerCarpeted areasPaneled walls
Laundry & utility
Laundry on the main floorWater heater

Listing history 23 events

  1. 2026-09-24
    days on market $179,900 Active 28 DOM
  2. 2026-09-22
    days on market $179,900 Active 27 DOM
  3. 2026-09-21
    days on market $179,900 Active 26 DOM
  4. 2026-09-20
    days on market $179,900 Active 25 DOM
  5. 2026-09-19
    days on market $179,900 Active 24 DOM
  6. 2026-09-18
    days on market $179,900 Active 23 DOM
  7. 2026-09-17
    days on market $179,900 Active 22 DOM
  8. 2026-09-16
    days on market $179,900 Active 21 DOM
  9. 2026-09-15
    days on market $179,900 Active 20 DOM
  10. 2026-09-14
    days on market $179,900 Active 19 DOM
  11. 2026-09-13
    days on market $179,900 Active 18 DOM
  12. 2026-09-12
    days on market $179,900 Active 17 DOM
  13. 2026-09-11
    days on market $179,900 Active 16 DOM
  14. 2026-09-05
    days on market $179,900 Active 10 DOM
  15. 2026-09-03
    days on market $179,900 Active 8 DOM
  16. 2026-09-02
    days on market $179,900 Active 7 DOM
  17. 2026-08-30
    days on market $179,900 Active 4 DOM
  18. 2026-08-29
    days on market $179,900 Active 3 DOM
  19. 2026-08-28
    days on market $179,900 Active 2 DOM
  20. 2026-08-27
    remarks 699-char remark
  21. 2026-08-27
    pricestatusdays on marketlisting id $179,900 Active 1 DOM
  22. 2026-05-15
    historical
  23. 2025-07-18
    listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$21,524
− Mortgage interest
−$10,077
− Property taxes
−$2,698
− Insurance
−$900
− Repairs & maintenance
−$1,722
− Management
−$1,722
− Depreciation
−$5,233
Taxable loss
−$829
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$199
After-tax cash flow
$2,284/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 · 13 photos

Excellent 95/100 None rehab

This brand new 3-bedroom, 2-bath manufactured home is in excellent condition with no visible repairs or maintenance needed. The home is move-in ready and offers a spacious floor plan with modern updates and a well-maintained exterior.

Value-add opportunities

  • Resale Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
  • Rental Adding a small outdoor patio or seating area — A small outdoor space can increase the rental value by providing a comfortable area for tenants to relax and enjoy the outdoors. ↑
D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Northside El Sch B- PA #377/1,518 Nat'l #7,252/41,679 Middle Palmyra Area Ms C+ PA #90/512 Nat'l #2,873/14,009 High Palmyra Area Shs C- PA #112/437 Nat'l #5,012/17,239

Schools (NCES district)

District
Palmyra Area SD
NCES district ID
4218390
Math proficiency
52% ▼ -13.00%
Reading proficiency
70% ▼ -10.00%
Median HH income
$60,526
Composite
52.84/100
National rank
#1537
State rank
#63 of 539 in PA
B Composite livability gradescore 79/100

Livability — Palmyra

Score
79/100
State rank
#246
US rank
#2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Palmyra, PA
County
Lebanon County · 144,806 people
City population
23,840
Metro
Lebanon, PA
Population (ZIP)
23,840
Household income
$93,135
Rent vs Own
27.9% rent · 72.1% own
Severe rent burden
12% of renters

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
Predominantly White (85%)
Race & ethnicity
White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
Hispanic origin (detail)
Puerto Rican 6%
Common ancestry
Romanian 3% Slovak 1% Serbian 1%
Foreign-born
4% · India, Canada, South Korea
Languages at home
92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

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
—

Price history

-5.3% since first listed
3 events — show timeline
  • 2026-08-26 Listed $179,900 BRIGHT MLS
  • 2026-05-15 Listing Removed — BRIGHT MLS
  • 2025-07-18 Listed $189,900 BRIGHT MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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