315 Lewis Rd · Palmyra, PA 17003

$110,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 53 Days on market

Built 2001 $98/sqft · 27% below area Est $151k · 27% under $550/mo HOA · 35% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• 1% rule +9.1/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, affordable living in this well-maintained 2001 double-wide home located in a small, friendly 55+ community in Annville. Tucked away in a peaceful setting, yet conveniently located near shopping, dining, healthcare, and major roadways, this home offers the perfect blend of comfort and convenience. Inside, you'll find 3 bedrooms and 2 full bathrooms, along with fresh updates including new carpeting in several rooms. The spacious layout provides plenty of room to relax and entertain, while the included appliances make moving in a breeze. The kitchen comes equipped with a like-new stainless steel gas range and stainless steel refrigerator, and a washer/dryer combo is also inclu

Key facts

• Double wide
• Washer dryer combo
• Inviting deck

Tags

• DOUBLE WIDE
• STAINLESS STEEL GAS RANGE
• WASHER DRYER COMBO
• INVITING DECK
• GENERATOR
• 500 GALLON PROPANE TANK

Property features AI

Finance

• Financial info: Ownership: Fee simple; Annual ground rent listed under income/expense items
• HOA & community: HOA fee of $550 per month; Senior community with 55+ age requirement; Pets allowed with a number limit

Exterior

• Parking: Paved parking; Other parking types
• Utilities: Community water; Community septic tank; Bottled gas hot water; Electric cooling
• Home design: Manufactured double-wide home (Fleetwood Anniversary model); Single-story layout (all bedrooms on main level); Entry level and facing direction not specified; Senior community (55+)
• Construction: Vinyl siding; Double-hung windows; Above-grade and below-grade structures noted; Estimated year built
• Exterior features: Deck(s); Shed; Ground rent exists; Not in a federal flood zone

Interior

• Kitchen: Built-in range
• Bedrooms: Three bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (owned) fuel for heat; Central air conditioning (electric)
• Interior features: Partially furnished; Tub with shower; Combination kitchen and dining area; Carpeted areas; Living Room, Kitchen, and three bedrooms listed
• Laundry & utility: Washer; Electric dryer; Laundry area present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-56 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.8% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
• Market conditions: 167 active listings in the ZIP; 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 53 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $37k; list at $110k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $100,196 (8.9% 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 53 days. Have you received any prior offers? Is the seller open to a 9% 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 A-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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $151,494
• List price: $110,000
• Delta: -27.39%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-21,014
• Equity at exit: $16,401

10-year hold

• IRR: -11.4%
• Equity multiple: 0.30×
• Total profit: $-21,448
• 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$46
• HOA: −$550
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-56

Break-even live

Break-even rent $1,625

Max offer price $100,196

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-24	+0% $-56	+5% $-87	+10% $-118
Rent	-10% $-178	-5% $-117	+0% $-56	+5% $6	+10% $67
Rate	-1.0pp $0	-0.5pp $-28	base $-56	+0.5pp $-84	+1.0pp $-113

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: —

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 53 DOM
2. 2026-06-18
   days on market $110,000 Active 52 DOM
3. 2026-06-17
   days on market $110,000 Active 51 DOM
4. 2026-06-16
   days on market $110,000 Active 50 DOM
5. 2026-06-15
   days on market $110,000 Active 49 DOM
6. 2026-06-14
   days on market $110,000 Active 47 DOM
7. 2026-06-13
   days on market $110,000 Active 46 DOM
8. 2026-06-10
   days on market $110,000 Active 44 DOM
9. 2026-06-09
   days on market $110,000 Active 43 DOM
10. 2026-06-08
    days on market $110,000 Active 42 DOM
11. 2026-06-07
    days on market $110,000 Active 41 DOM
12. 2026-06-03
    days on market $110,000 Active 37 DOM
13. 2026-06-02
    days on market $110,000 Active 36 DOM
14. 2026-06-01
    days on market $110,000 Active 35 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    days on market $110,000 Active 34 DOM
17. 2026-05-30
    days on market $110,000 Active 33 DOM
18. 2026-04-27
    listed $110,000 Active 869-char remark
19. 2026-04-22
    historical
20. 2026-04-21
    price $109,000
21. 2026-03-10
    price $125,000
22. 2026-01-28
    listed $150,000 Active
23. 2000-09-09
    soldstatus $36,900

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$203/yr (+$17/mo · 15.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,656
• − Mortgage interest: −$6,162
• − Property taxes: −$1,332
• − Insurance: −$550
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$6,600
• − Depreciation: −$3,200
• Taxable loss: −$2,173
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $-145/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: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,840
• 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

+198.1% since first listed

6 events — show timeline

• 2026-04-27 Listed $110,000 BRIGHT MLS
• 2026-04-22 Listing Removed — BRIGHT MLS
• 2026-04-21 Price Changed $109,000 BRIGHT MLS
• 2026-03-10 Price Changed $125,000 BRIGHT MLS
• 2026-01-28 Listed $150,000 BRIGHT MLS
• 2000-09-09 Sold (Public Records) $36,900 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,332 · +0.8% YoY. Source: county tax records.