971 Dry Wells Rd · Eden, PA 17566

$225,000

3 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 43 Days on market

Built 1976 0.68 ac lot

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Why this score? — see what drove the D 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• 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

A good value for this 3/4 acre property with a great view. This is a double wide home with full basement in good condition. Just south of Quarryville.

Key facts

• New metal roof
• 0.68 acre lot
• 4 parking spots

Tags

• PARTIALLY FINISHED BASEMENT
• TIMBER FRAMED COVERED ENTRANCE
• NEW METAL ROOF
• PEACEFUL FARMLAND VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $147 ($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 $200k (11.3% below list).
• Recommended offer: $200k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $141k; list at $225k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (11.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-27,160
• Equity at exit: $33,548

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-11,807
• Equity at exit: $19,454

Cash invested: $63,000 (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 17566

• Active inventory: 50
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $147

Break-even live

Break-even rent $1,809

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $274	-5% $210	+0% $147	+5% $83	+10% $19
Rent	-10% $-11	-5% $68	+0% $147	+5% $226	+10% $304
Rate	-1.0pp $260	-0.5pp $204	base $147	+0.5pp $88	+1.0pp $29

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Dry Wells Rd Quarryville, PA	2.0	1.5	1080	$1,995	$1.85	24d	1	0.19mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-03-12
   listed $225,000 Active
3. 2017-05-22
   soldstatus $141,000
4. 2010-12-02
   soldstatus $121,500
5. 2010-11-23
   soldstatus $121,500 150-char remark

   Show marketing remark (150 chars)

   A good value for this 3/4 acre property with a great view. This is a double wide home with full basement in good condition. Just south of Quarryville.

6. 2010-11-11
   historical

   Show marketing remark (150 chars)

   A good value for this 3/4 acre property with a great view. This is a double wide home with full basement in good condition. Just south of Quarryville.

7. 2010-11-11
   historical 150-char remark

   Show marketing remark (150 chars)

   A good value for this 3/4 acre property with a great view. This is a double wide home with full basement in good condition. Just south of Quarryville.

8. 2010-10-28
   listed $129,900
9. 2010-04-27
   listed $129,900 150-char remark

   Show marketing remark (150 chars)

   A good value for this 3/4 acre property with a great view. This is a double wide home with full basement in good condition. Just south of Quarryville.

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $2,711 · $226/mo
• Expected delta: +$844/yr (+$70/mo · 45.2%)

ⓘ 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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$12,603
• − Property taxes: −$1,868
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,545
• Taxable loss: −$2,032
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $2,249/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 — Eden

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

Census & demographics

• Population (ZIP): 12,276

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% Two or more races 3% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Polish 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 77% English-only · German/W. Germanic 17% Spanish 2% Vietnamese 1%

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: ▼ -146.74%
• Current HPI: 262.7066
• 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

+73.2% since first listed

9 events — show timeline

• 2026-04-24 Pending — BRIGHT MLS
• 2026-03-12 Listed $225,000 BRIGHT MLS
• 2017-05-22 Sold (Public Records) $141,000 Public Records
• 2010-12-02 Sold (Public Records) $121,500 Public Records
• 2010-11-23 Sold (MLS) $121,500 BRIGHT MLS
• 2010-11-11 Listing Removed — BRIGHT MLS
• 2010-11-11 Listing Removed — BRIGHT MLS
• 2010-10-28 Listed $129,900 BRIGHT MLS
• 2010-04-27 Listed $129,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $1,868 · +4.9% YoY. Source: county tax records.