1759 Eden Rd · Manheim, PA 17601

$535,000

4 bd · 2.0 ba · 2,240 sqft · MultiFamily public records · 19 Days on market

Built 1940 0.57 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

Key facts

• 0.57 acre lot
• 6 garage spots
• Built 1940

Property features AI

Finance

• Other: Accessibility features: 2+ access exits and 32"+ wide doors; Finished above-grade area estimated at 2,883; Below-grade unfinished area estimated at 800

Exterior

• Parking: Detached garage with 6 spaces; Driveway; Additional storage area in garage; Total of 6 garage/parking spaces
• Utilities: Public sewer; Public water (also well); Cable internet/TV available; Natural gas for heating and hot water; Electric service 200+ amp
• Home design: Detached structure; Two floors in unit; Fee simple ownership; Year built (source: assessor)
• Construction: Frame construction with vinyl siding; Slate roof; Block foundation; Double-pane windows with wood frames; Above-grade other structures noted
• Exterior features: Deck(s); Shed; Not in a federal flood zone; Below-grade area (unfinished) estimated at 800

Interior

• Kitchen: Built-in microwave; Built-in range; Cooktop; Dishwasher; Self-cleaning oven; Refrigerator; Stainless steel appliances; Kitchen island; Breakfast area
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Hardwood; Luxury vinyl plank; Wood floors
• Bathrooms: Two full bathrooms (all upper levels); Two full bathrooms on first upper level; One half bathroom on main level; One half bathroom total
• Heating & cooling: Central A/C; Ductless/mini-split; Forced air heating; Hot water heating; Heat pump(s); Baseboard hot water; Natural gas heating and hot water; 200+ amp electric service
• Interior features: Recessed lighting; Ceiling fans; Walk-in shower; Tub/shower; Breakfast area; Family room off the kitchen; Formal dining room; Kitchen island; Wood floors; Crown moldings; Chair railings; Exposed beams; Plaster walls; French doors; Estimated living area
• Laundry & utility: Washer; Dryer (electric); Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $958 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $527k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.5% in Manheim — 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 (#236 in PA, #2,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• Manheim Township SD (suburban): math 53% / reading 68% proficiency, ranked #61 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+4.0%/yr); 322 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• At $5,507/mo this rent would consume 65% of the median local household income ($102k/yr) (locally 1296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 19 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $250k; list at $535k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $526,975 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-20,219
• Equity at exit: $79,770

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $83,761
• Equity at exit: $46,257

Cash invested: $149,800 (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 17601

• Rents YoY: 4.0%
• Active inventory: 322
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $5,507 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$364 /mo · $4,364/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,156
• Net cashflow: $958

Break-even live

Break-even rent $4,294

Max offer price $535,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,261	-5% $1,110	+0% $958	+5% $807	+10% $656
Rent	-10% $523	-5% $741	+0% $958	+5% $1,176	+10% $1,393
Rate	-1.0pp $1,228	-0.5pp $1,094	base $958	+0.5pp $820	+1.0pp $679

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,508
Total (4 units)			$5,507

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Hedgerow Ln Lancaster, PA	4.0	2.5	1834	$2,900	$1.58	45d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $535,000 Active 19 DOM
2. 2026-06-17
   days on market $535,000 Active 18 DOM
3. 2026-06-16
   days on market $535,000 Active 17 DOM
4. 2026-06-15
   days on market $535,000 Active 16 DOM
5. 2026-06-14
   days on market $535,000 Active 14 DOM
6. 2026-06-13
   days on market $535,000 Active 13 DOM
7. 2026-06-10
   days on market $535,000 Active 11 DOM
8. 2026-06-09
   days on market $535,000 Active 10 DOM
9. 2026-06-08
   days on market $535,000 Active 9 DOM
10. 2026-06-07
    days on market $535,000 Active 8 DOM
11. 2026-06-05
    days on market $535,000 Active 5 DOM
12. 2026-06-03
    days on market $535,000 Active 4 DOM
13. 2026-06-02
    days on market $535,000 Active 3 DOM
14. 2026-06-01
    days on market $535,000 Active 2 DOM
15. 2026-05-31
    status $535,000 Active 1 DOM
16. 2026-05-29
    historical $535,000
17. 2025-02-03
    soldstatus $250,000
18. 2024-11-01
    soldstatus $100,000
19. 2024-10-31
    soldstatus $100,000 Closed 99-char remark

    Show marketing remark (99 chars)

    Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

20. 2024-07-06
    status Pending 99-char remark

    Show marketing remark (99 chars)

    Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

21. 2024-07-05
    listed $100,000 99-char remark

    Show marketing remark (99 chars)

    Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

22. 2024-07-05
    historical 99-char remark

    Show marketing remark (99 chars)

    Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

23. 2024-07-05
    price $100,000 99-char remark

    Show marketing remark (99 chars)

    Will be a short sale with Mr. Cooper. Home not habitable vacant for over 2 years! Do not go inside!

24. 1995-06-30
    soldstatus $95,000

ⓘ 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: $4,364 · $364/mo
• Projected year-2 tax: $6,408 · $534/mo
• Expected delta: +$2,045/yr (+$170/mo · 46.9%)

ⓘ 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 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,084
• − Mortgage interest: −$29,968
• − Property taxes: −$4,364
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,287
• − Management: −$5,287
• − Depreciation: −$15,564
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $10,795/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: Manheim Township SD
• NCES district ID: 4214580
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $68,335
• Composite: 53.18/100
• National rank: #1506
• State rank: #61 of 539 in PA

Livability — Manheim

• Score: 79/100
• State rank: #236
• US rank: #2155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 176,170
• Metro: Lancaster, PA
• Population (ZIP): 56,382
• Household income: $102,435
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1296.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -383.04%
• Current HPI: 257.0336
• Rent YoY: ▲ 3.99%
• 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

+463.2% since first listed

9 events — show timeline

• 2026-05-29 Coming Soon $535,000 BRIGHT MLS
• 2025-02-03 Sold (Public Records) $250,000 Public Records
• 2024-11-01 Sold (Public Records) $100,000 Public Records
• 2024-10-31 Sold (MLS) $100,000 BRIGHT MLS
• 2024-07-06 Pending — BRIGHT MLS
• 2024-07-05 Price Changed $100,000 BRIGHT MLS
• 2024-07-05 Listing Removed — BRIGHT MLS
• 2024-07-05 Listed $100,000 BRIGHT MLS
• 1995-06-30 Sold (Public Records) $95,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $4,364 · +6.5% YoY. Source: county tax records.