32 Stonehill Park · Annville, PA 17003

$110,000

2 bd · 2.0 ba · 1,117 sqft · Manufactured public records · 51 Days on market

Built 2008 $98/sqft · 43% below area Est $192k · 43% under $435/mo HOA · 36% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• Cash flow +5.6/30.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the desirable Stone Hill Park community! This meticulously maintained residence offers two spacious bedrooms and two full bathrooms, perfect for comfortable living. Step inside to discover an inviting open floor plan that connects the kitchen and dining room, creating an ideal space for family gatherings. The elegant Premier laminate flooring that enhances the home's aesthetic, complemented by numerous thoughtful updates throughout. The inviting porch provides a delightful space for relaxation, allowing you to enjoy the serene surroundings. This home is conveniently located near shopping and various amenities, making everyday life a breeze. Don’t miss the opportunity to make this charming property your own. Come say “YES” to the address and experience the warmth and community of Stone Hill Park!

Key facts

• Built 2008
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $70k (36.5% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $70k (36.5% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 1.1% in Annville — 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 76/100 on livability (#384 in PA, #3,423 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $110k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $69,827 (36.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 7.6

CMA / ARV

• ARV (median comp): $191,924
• List price: $110,000
• Delta: -42.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.6%
• Equity multiple: -0.04×
• Total profit: $-32,032
• Equity at exit: $16,401

10-year hold

• IRR: -33.6%
• Equity multiple: -0.47×
• Total profit: $-45,418
• 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 17003

• Active inventory: 167
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$46
• HOA: −$435
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-227

Break-even live

Break-even rent $1,495

Max offer price $69,827

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-196	+0% $-227	+5% $-259	+10% $-290
Rent	-10% $-323	-5% $-275	+0% $-227	+5% $-180	+10% $-132
Rate	-1.0pp $-172	-0.5pp $-199	base $-227	+0.5pp $-256	+1.0pp $-285

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 N Railroad St Annville, PA	1.0	1.0	850	$1,100	$1.29	44d	1	0.78mi
753 E Main St Unit 1 Annville, PA	2.0	1.0	840	$1,395	$1.66	44d	1	1.36mi

HOA detail

• Monthly dues: $435 · $5,220/yr

Listing history 5 events

1. 2026-05-20
   price $110,000 852-char remark

   Show marketing remark (852 chars)

   Welcome to your new home in the desirable Stone Hill Park community! This meticulously maintained residence offers two spacious bedrooms and two full bathrooms, perfect for comfortable living. Step inside to discover an inviting open floor plan that connects the kitchen and dining room, creating an ideal space for family gatherings. The elegant Premier laminate flooring that enhances the home's aesthetic, complemented by numerous thoughtful updates throughout. The inviting porch provides a delightful space for relaxation, allowing you to enjoy the serene surroundings. This home is conveniently located near shopping and various amenities, making everyday life a breeze. Don’t miss the opportunity to make this charming property your own. Come say “YES” to the address and experience the warmth and community of Stone Hill Park!

2. 2026-05-11
   price $114,900 852-char remark

   Show marketing remark (852 chars)

   Welcome to your new home in the desirable Stone Hill Park community! This meticulously maintained residence offers two spacious bedrooms and two full bathrooms, perfect for comfortable living. Step inside to discover an inviting open floor plan that connects the kitchen and dining room, creating an ideal space for family gatherings. The elegant Premier laminate flooring that enhances the home's aesthetic, complemented by numerous thoughtful updates throughout. The inviting porch provides a delightful space for relaxation, allowing you to enjoy the serene surroundings. This home is conveniently located near shopping and various amenities, making everyday life a breeze. Don’t miss the opportunity to make this charming property your own. Come say “YES” to the address and experience the warmth and community of Stone Hill Park!

3. 2026-04-09
   listed $119,900 Active 852-char remark

   Show marketing remark (852 chars)

   Welcome to your new home in the desirable Stone Hill Park community! This meticulously maintained residence offers two spacious bedrooms and two full bathrooms, perfect for comfortable living. Step inside to discover an inviting open floor plan that connects the kitchen and dining room, creating an ideal space for family gatherings. The elegant Premier laminate flooring that enhances the home's aesthetic, complemented by numerous thoughtful updates throughout. The inviting porch provides a delightful space for relaxation, allowing you to enjoy the serene surroundings. This home is conveniently located near shopping and various amenities, making everyday life a breeze. Don’t miss the opportunity to make this charming property your own. Come say “YES” to the address and experience the warmth and community of Stone Hill Park!

4. 2026-04-02
   historical $119,900 852-char remark

   Show marketing remark (852 chars)

   Welcome to your new home in the desirable Stone Hill Park community! This meticulously maintained residence offers two spacious bedrooms and two full bathrooms, perfect for comfortable living. Step inside to discover an inviting open floor plan that connects the kitchen and dining room, creating an ideal space for family gatherings. The elegant Premier laminate flooring that enhances the home's aesthetic, complemented by numerous thoughtful updates throughout. The inviting porch provides a delightful space for relaxation, allowing you to enjoy the serene surroundings. This home is conveniently located near shopping and various amenities, making everyday life a breeze. Don’t miss the opportunity to make this charming property your own. Come say “YES” to the address and experience the warmth and community of Stone Hill Park!

5. 2008-07-08
   soldstatus $53,000

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$128/yr (+$11/mo · 8.7%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $14,487
• − Mortgage interest: −$6,162
• − Property taxes: −$1,481
• − Insurance: −$550
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − HOA: −$5,220
• − Depreciation: −$3,200
• Taxable loss: −$4,444
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $-1,662/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — Annville

• Score: 76/100
• State rank: #384
• US rank: #3423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Annville, PA
• Population (ZIP): 11,932

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 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: —

Market trends

• HPI YoY: ▼ -133.06%
• Current HPI: 193.333
• 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

+107.5% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $110,000 BRIGHT MLS
• 2026-05-11 Price Changed $114,900 BRIGHT MLS
• 2026-04-09 Listed $119,900 BRIGHT MLS
• 2026-04-02 Coming Soon $119,900 BRIGHT MLS
• 2008-07-08 Sold (Public Records) $53,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,481 · +5.5% YoY. Source: county tax records.