25 Opal Dr · Warwick, PA 17543

$45,000

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 23 Days on market

Built 1990

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

Listing remarks

Move-in ready 3-bedroom, 2 full bathroom mobile home for sale by owner in a clean, quiet community in Lititz, PA. This well-maintained home features new central air/AC, all appliances included, and an 8x10 shed for extra storage. Comfortable layout with spacious living areas and affordable lot rent at just $515/month. Conveniently located close to shopping, restaurants, and local amenities. Asking $45,000. Serious inquiries only.

Key facts

• 8x10 shed
• Conveniently located
• New central air

Tags

• NEW CENTRAL AIR
• ALL APPLIANCES INCLUDED
• 8X10 SHED
• CLEAN QUIET COMMUNITY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Warwick SD (suburban): math 42% / reading 58% proficiency, ranked #158 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 214 active listings in the ZIP; solid renter incomes; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $44,325 (1.5% 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. 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?
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: 4.69% ✓
• Cap rate: 43.52%
• Cash-on-cash: 132.95%
• DSCR: 6.92
• GRM: 1.8

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: —
• Equity multiple: 7.48×
• Total profit: $81,626
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 15.73×
• Total profit: $185,596
• Equity at exit: $3,891

Cash invested: $12,600 (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 17543

• Active inventory: 214
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $1,396

Break-even live

Break-even rent $344

Max offer price $45,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,421	-5% $1,409	+0% $1,396	+5% $1,383	+10% $1,371
Rent	-10% $1,229	-5% $1,313	+0% $1,396	+5% $1,479	+10% $1,563
Rate	-1.0pp $1,419	-0.5pp $1,407	base $1,396	+0.5pp $1,384	+1.0pp $1,372

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 23 DOM
2. 2026-06-17
   days on market $45,000 Active 22 DOM
3. 2026-06-16
   days on market $45,000 Active 21 DOM
4. 2026-06-15
   days on market $45,000 Active 20 DOM
5. 2026-06-14
   days on market $45,000 Active 18 DOM
6. 2026-06-10
   days on market $45,000 Active 15 DOM
7. 2026-06-09
   days on market $45,000 Active 14 DOM
8. 2026-06-08
   days on market $45,000 Active 13 DOM
9. 2026-06-07
   days on market $45,000 Active 12 DOM
10. 2026-06-05
    days on market $45,000 Active 9 DOM
11. 2026-06-03
    days on market $45,000 Active 8 DOM
12. 2026-06-02
    days on market $45,000 Active 7 DOM
13. 2026-06-01
    days on market $45,000 Active 6 DOM
14. 2026-05-31
    days on market $45,000 Active 5 DOM
15. 2026-05-30
    days on market $45,000 Active 4 DOM
16. 2026-05-27
    listed $45,000 Active

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$255/yr (+$21/mo · 126.5%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,329
• − Mortgage interest: −$2,521
• − Property taxes: −$201
• − Insurance: −$225
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$1,309
• Taxable income: $17,020
• Est. tax owed @ 24.0%: −$4,085
• After-tax cash flow: $12,667/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: Warwick SD
• NCES district ID: 4224960
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $63,696
• Composite: 44.03/100
• National rank: #2884
• State rank: #158 of 539 in PA

Livability — Warwick

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

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 45,912
• Household income: $97,435
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 1164.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, India, Vietnam
• Languages at home: 92% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 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: ▼ -283.22%
• Current HPI: 265.3653
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-27 Listed $45,000 FSBO.com

Property tax history

-6.0%/yr

Latest (2026): $201 · +2.1% YoY. Source: county tax records.