731 Primrose Ln · Ephrata, PA 17522

$110,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 5 Days on market

Built 2003 $109/sqft · 7% above area Est $103k · 7% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +4.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offer deadline 4pm on Sept 3rd. Nicely remodeled double wide in Ephrata featuring 3 bedrooms and 2 full bathrooms, including a spacious master suite. Recent updates include new flooring, fresh paint, and a modern kitchen with a propane stove, granite countertops, and lots of cabinet space. A propane furnace provides efficient heating, and a backyard shed adds convenient storage, making this move-in ready home a comfortable and affordable choice. Don’t miss the opportunity to own this updated home in a great location—schedule your showing today!

Key facts

• 3 parking spots
• Built 2003
• Listed 5 days

Property features AI

Finance

• Other: Owned propane tank; Not located in a federal flood zone; Above-grade finished area approximately 1,008 (estimated)
• Financial info: Ground rent exists: $565 per month

Exterior

• Parking: Paved off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Level entry main level; 2+ access exits; Ramp to main level; Very good condition
• Construction: Fiberglass siding; Shingle roof
• Exterior features: Sidewalks; Porch(es); Shed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Gas oven/range; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Window cooling units (electric)
• Interior features: Tub/shower; Ceiling fans; Combination dining/living area; Combination kitchen/dining area; Combination kitchen/living area; Kitchen island; Eat-in kitchen; Master bathroom; Upgraded countertops
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% vs local median 2.5% in Ephrata — 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 81/100 on livability (#175 in PA, #1,451 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Ephrata Area SD (suburban): math 43% / reading 57% proficiency, ranked #173 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 115 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 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 + 1.8% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $110,000

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 B-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: 1.25% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $103,231
• List price: $110,000
• Delta: 6.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,949
• Equity at exit: $16,401

10-year hold

• IRR: 13.4%
• Equity multiple: 2.02×
• Total profit: $31,375
• Equity at exit: $9,511

Cash invested: $30,800 (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 17522

• Rents YoY: 1.8%
• Active inventory: 115
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $399

Break-even live

Break-even rent $870

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $461	-5% $430	+0% $399	+5% $368	+10% $336
Rent	-10% $290	-5% $344	+0% $399	+5% $453	+10% $507
Rate	-1.0pp $454	-0.5pp $427	base $399	+0.5pp $370	+1.0pp $341

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 E Main St Apt 6 Ephrata, PA	2.0	1.0	926	$1,190	$1.29	44d	1	1.01mi
46 E Main St Apt 4 Ephrata, PA	2.0	1.0	1100	$1,150	$1.05	44d	1	1.01mi
610 E Main St Unit C Ephrata, PA	2.0	1.0	900	$1,200	$1.33	44d	1	1.15mi
217 S 9th St Akron, PA	3.0	1.5	1176	$1,495	$1.27	14d	1	1.32mi

Listing history 11 events

1. 2026-05-05
   status Pending 1003-char remark
2. 2026-05-05
   price $110,000 1003-char remark
3. 2026-05-01
   listed $105,999 Active 1003-char remark
4. 2026-04-28
   historical $105,999 1003-char remark
5. 2025-10-02
   soldstatus $106,000 Closed 562-char remark

   Show marketing remark (562 chars)

   Offer deadline 4pm on Sept 3rd. Nicely remodeled double wide in Ephrata featuring 3 bedrooms and 2 full bathrooms, including a spacious master suite. Recent updates include new flooring, fresh paint, and a modern kitchen with a propane stove, granite countertops, and lots of cabinet space. A propane furnace provides efficient heating, and a backyard shed adds convenient storage, making this move-in ready home a comfortable and affordable choice. Don’t miss the opportunity to own this updated home in a great location—schedule your showing today!

6. 2025-09-04
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Offer deadline 4pm on Sept 3rd. Nicely remodeled double wide in Ephrata featuring 3 bedrooms and 2 full bathrooms, including a spacious master suite. Recent updates include new flooring, fresh paint, and a modern kitchen with a propane stove, granite countertops, and lots of cabinet space. A propane furnace provides efficient heating, and a backyard shed adds convenient storage, making this move-in ready home a comfortable and affordable choice. Don’t miss the opportunity to own this updated home in a great location—schedule your showing today!

7. 2025-08-28
   listed $95,000 Active 562-char remark

   Show marketing remark (562 chars)

   Offer deadline 4pm on Sept 3rd. Nicely remodeled double wide in Ephrata featuring 3 bedrooms and 2 full bathrooms, including a spacious master suite. Recent updates include new flooring, fresh paint, and a modern kitchen with a propane stove, granite countertops, and lots of cabinet space. A propane furnace provides efficient heating, and a backyard shed adds convenient storage, making this move-in ready home a comfortable and affordable choice. Don’t miss the opportunity to own this updated home in a great location—schedule your showing today!

8. 2025-08-21
   historical $95,000 562-char remark

   Show marketing remark (562 chars)

   Offer deadline 4pm on Sept 3rd. Nicely remodeled double wide in Ephrata featuring 3 bedrooms and 2 full bathrooms, including a spacious master suite. Recent updates include new flooring, fresh paint, and a modern kitchen with a propane stove, granite countertops, and lots of cabinet space. A propane furnace provides efficient heating, and a backyard shed adds convenient storage, making this move-in ready home a comfortable and affordable choice. Don’t miss the opportunity to own this updated home in a great location—schedule your showing today!

9. 2018-03-31
   soldstatus $50,900

   Show marketing remark (241 chars)

   Newly renovated DBLWDE boasts an Amazing Kitchen! Fresh paint and carpet throughout. New front & rear wood porches & new skirting. Move in Ready! Ramp Access! Easy walk to Linear park walkway, shopping and bus route. See 29 Pics!

10. 2018-03-01
    historical

    Show marketing remark (241 chars)

    Newly renovated DBLWDE boasts an Amazing Kitchen! Fresh paint and carpet throughout. New front & rear wood porches & new skirting. Move in Ready! Ramp Access! Easy walk to Linear park walkway, shopping and bus route. See 29 Pics!

11. 2018-01-30
    listed $49,900

    Show marketing remark (241 chars)

    Newly renovated DBLWDE boasts an Amazing Kitchen! Fresh paint and carpet throughout. New front & rear wood porches & new skirting. Move in Ready! Ramp Access! Easy walk to Linear park walkway, shopping and bus route. See 29 Pics!

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$483/yr (+$40/mo · 62.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,492
• − Mortgage interest: −$6,162
• − Property taxes: −$772
• − Insurance: −$550
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,200
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $4,024/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: Ephrata Area SD
• NCES district ID: 4209270
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -9.00%
• Median HH income: $54,320
• Composite: 43.14/100
• National rank: #3078
• State rank: #173 of 539 in PA

Livability — Ephrata

• Score: 81/100
• State rank: #175
• US rank: #1451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 33,852
• Metro: Lancaster, PA
• Population (ZIP): 33,852
• Household income: $74,828
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 856.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · German/W. Germanic 4% Spanish 4% Russian/Polish/Slavic 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: ▼ -199.30%
• Current HPI: 269.6157
• Rent YoY: ▲ 1.83%
• 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

+120.4% since first listed

12 events — show timeline

• 2026-06-16 Sold (MLS) $110,000 BRIGHT MLS
• 2026-05-05 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $110,000 BRIGHT MLS
• 2026-05-01 Listed $105,999 BRIGHT MLS
• 2026-04-28 Coming Soon $105,999 BRIGHT MLS
• 2025-10-02 Sold (MLS) $106,000 BRIGHT MLS
• 2025-09-04 Pending — BRIGHT MLS
• 2025-08-28 Listed $95,000 BRIGHT MLS
• 2025-08-21 Coming Soon $95,000 BRIGHT MLS
• 2018-03-31 Sold (MLS) $50,900 BRIGHT MLS
• 2018-03-01 Listing Removed — BRIGHT MLS
• 2018-01-30 Listed $49,900 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2026): $772 · +3.9% YoY. Source: county tax records.