881 Camp Meeting Rd · Fivepointville, PA 17519

$175,000

3 bd · 2.0 ba · 1,616 sqft · Manufactured public records · 4 Days on market

Built 2013 0.62 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* OFFER DEADLINE 8PM SUNDAY 6/7/26 * Use both parcels in AOS: 2004578200000, 2004578230002 Escape to this serene lot at the end of a private road! Surrounded by woods and nature, you'll love sitting out on the front porch to enjoy your morning coffee. Artesian spring well, recently updated. So close to 222, shops, and restaurants. Less than 5 minutes to the beautiful Brubaker Park with tennis, pickleball, basketball, ponds, and hiking trails. Large pole barn with electricity and wood stove - perfect for a home woodshop! Inside you'll find simple, easy living. A spacious primary suite with walk-in closet, and full bathroom including a giant soaking tub. One story living, laundry room is ju

Key facts

• Large deck
• Private road
• Artesian spring well

Tags

• PRIVATE ROAD
• ARTESIAN SPRING WELL
• LARGE POLE BARN
• HOME WOODSHOP
• LARGE DECK
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Gravel driveway; Off-street parking for 3 vehicles (3 total spaces)
• Security: Secure storage (on property)
• Utilities: Well water; On-site septic system
• Home design: Manufactured double-wide (Liberty model); Single-story/entry-level living (main-level bedrooms); Assessor-provided year built
• Construction: Frame construction with vinyl siding; Composite roof; Concrete perimeter foundation
• Exterior features: Outbuildings including barn, pole barn, and storage sheds; Play equipment; Secure storage; Decks and porches with roofed porch area; Personal above-ground pool; Property adjoins game land and backs to trees; Partly wooded, private and secluded setting; Front, rear and side yards; Cul-de-sac location, no thru street, rural

Interior

• Kitchen: Built-in microwave; Built-in range; Cooktop; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) and wood heating sources; Central air conditioning plus window units; Circuit breaker electrical
• Interior features: Soaking tub; Breakfast area; Combination dining and living area; Exposed beams; Family room off the kitchen; Country-style kitchen; Master bathroom; Walk-in closets; Drywall walls, beamed ceilings, and paneled walls; No basement
• Laundry & utility: Washer and dryer located on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $207 ($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 $164k (6.1% below list).
• Recommended offer: $164k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#549 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Eastern Lancaster County SD (suburban): math 34% / reading 48% proficiency, ranked #321 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,290 (6.1% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.9

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,217
• Equity at exit: $26,093

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,537
• Equity at exit: $15,131

Cash invested: $49,000 (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 17519

• Home prices YoY: -12.1%
• Active inventory: 15
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $207

Break-even live

Break-even rent $1,381

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 W Main St New Holland, PA	3.0	1.5	1820	$1,500	$0.82	14d	1	1.12mi
111 E Main St #113 Terre Hill, PA	2.0	1.0	1200	$1,325	$1.10	14d	1	1.16mi
200 E Main St Terre Hill, PA	3.0	1.5	1968	$2,100	$1.07	21d	1	1.19mi

Listing history 4 events

1. 2026-06-09
   status $175,000 Pending 4 DOM
2. 2026-06-08
   days on market $175,000 Active 4 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $175,000 Active 3 DOM

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$781/yr (+$65/mo · 65.0%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,715
• − Mortgage interest: −$9,803
• − Property taxes: −$1,202
• − Insurance: −$875
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,091
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,583/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: Eastern Lancaster County SD
• NCES district ID: 4208820
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -15.00%
• Median HH income: $57,567
• Composite: 36.0/100
• National rank: #4787
• State rank: #321 of 539 in PA

Livability — Fivepointville

• Score: 73/100
• State rank: #549
• US rank: #5123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,868

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 5%
• Languages at home: 77% English-only · German/W. Germanic 20% French/Haitian/Cajun 1% Spanish 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: ▼ -36.32%
• Current HPI: 265.1191
• 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

1 event — show timeline

• 2026-06-04 Listed $175,000 BRIGHT MLS

Property tax history

+14.3%/yr

Latest (2026): $1,202 · +3.6% YoY. Source: county tax records.