503 Cedar Ln · Providence, PA 17560

$101,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 35 Days on market

Built 2025 $109/sqft · 49% above area

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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 +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

Key facts

• Microwave oven
• Dishwasher
• Forced air heat

Tags

• CENTRAL AIR CONDITIONING
• FORCED AIR HEAT
• DISHWASHER
• MICROWAVE OVEN
• RANGE
• WELL SHADED LOT

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ownership interest: Ground rent; Annual ground rent noted
• HOA & community: Ground rent payment: $615 per month

Exterior

• Parking: Two total garage/parking spaces; Two driveway spaces; Off-street parking with asphalt driveway
• Utilities: Private/community water; Community septic tank; Propane available
• Home design: Manufactured home; Single-wide (approximately 15 ft by 55 ft); Estimated year built; Very good condition
• Construction: Vinyl siding; Pillar/post/pier foundation; Champion make and Champion 7 model
• Exterior features: Located in Tamarack Mobile Home Park; Ground rent exists (monthly)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Accessibility: 32+ inch wide doors; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $101k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Recommended offer: $98k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 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 $698 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $10k; list at $101k implies a 910% gain — meaningful room to come down on a strong offer.

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 $97,970 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $60,706
• List price: $101,000
• Delta: 66.38%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $27,942
• Equity at exit: $15,059

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $81,460
• Equity at exit: $8,733

Cash invested: $28,280 (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 17560

• Home prices YoY: -15.0%
• Active inventory: 25
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,515/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $695

Break-even live

Break-even rent $884

Max offer price $101,000

Occupancy floor 56%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $101,000 Active 35 DOM
2. 2026-06-17
   days on market $101,000 Active 34 DOM
3. 2026-06-16
   days on market $101,000 Active 33 DOM
4. 2026-06-15
   days on market $101,000 Active 32 DOM
5. 2026-06-14
   days on market $101,000 Active 30 DOM
6. 2026-06-13
   days on market $101,000 Active 29 DOM
7. 2026-06-10
   days on market $101,000 Active 27 DOM
8. 2026-06-09
   days on market $101,000 Active 26 DOM
9. 2026-06-08
   days on market $101,000 Active 25 DOM
10. 2026-06-07
    days on market $101,000 Active 24 DOM
11. 2026-06-03
    days on market $101,000 Active 20 DOM
12. 2026-06-02
    days on market $101,000 Active 19 DOM
13. 2026-06-01
    days on market $101,000 Active 18 DOM
14. 2026-05-31
    days on market $101,000 Active 17 DOM
15. 2026-05-30
    days on market $101,000 Active 16 DOM
16. 2026-05-11
    status Pending 755-char remark
17. 2026-05-04
    listed $101,000 Active 755-char remark
18. 2024-09-26
    soldstatus $10,000 Closed 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

19. 2024-09-19
    status Pending 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

20. 2024-09-18
    price $10,000 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

21. 2024-09-09
    price $20,000 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

22. 2024-08-22
    price $25,000 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

23. 2024-08-16
    listed $45,000 Active 198-char remark

    Show marketing remark (198 chars)

    * * * HOME MUST BE REMOVED FROM PARK * * * This well maintained 1979 mobile home features 2 bedrooms and 1 bathroom situation in the back of the park. Spacious eat in kitchen and living room.

ⓘ 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 6/10 Major 7 d/yr ≥99°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,163
• − Mortgage interest: −$5,658
• − Property taxes: −$1,515
• − Insurance: −$505
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,938
• Taxable income: $7,162
• Est. tax owed @ 24.0%: −$1,719
• After-tax cash flow: $6,624/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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Providence

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

Census & demographics

• Population (ZIP): 5,452

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Polish 6% Lithuanian 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% 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: ▼ -47.65%
• Current HPI: 270.262
• 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

+124.4% since first listed

9 events — show timeline

• 2026-05-21 Relisted — BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-04 Listed $101,000 BRIGHT MLS
• 2024-09-26 Sold (MLS) $10,000 BRIGHT MLS
• 2024-09-19 Pending — BRIGHT MLS
• 2024-09-18 Price Changed $10,000 BRIGHT MLS
• 2024-09-09 Price Changed $20,000 BRIGHT MLS
• 2024-08-22 Price Changed $25,000 BRIGHT MLS
• 2024-08-16 Listed $45,000 BRIGHT MLS

Property tax history

-2.3%/yr

Latest (2026): $108 · +5.0% YoY. Source: county tax records.