84 Conewago Park Dr · Reading, PA 17316

$104,500

2 bd · 1.0 ba · 1,262 sqft · Other public records · 87 Days on market

Built 1974 0.43 ac lot $83/sqft · 54% below area

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Why this score? — see what drove the B- 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 +25.8/30.0
• 1% rule +8.8/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1974 featuring 1 bedrooms and 1 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#132 in PA, #1,058 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, employment F.
• Bermudian Springs SD (rural): math 36% / reading 55% proficiency, ranked #238 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $824 of equity ($722 loan paydown + $102 appreciation (0.1% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.1

CMA / ARV

• ARV (median comp): $228,103
• List price: $104,500
• Delta: -54.19%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

0.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.33×
• Total profit: $9,567
• Equity at exit: $30,856

10-year hold

• IRR: 11.9%
• Equity multiple: 2.32×
• Total profit: $38,668
• Equity at exit: $37,502

Cash invested: $29,260 (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 17316

• Home prices YoY: 0.0%
• Active inventory: 54
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$290 /mo · $3,483/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $188

Break-even live

Break-even rent $1,200

Max offer price $104,500

Occupancy floor 82%

Sensitivity live

Price	-10% $247	-5% $218	+0% $188	+5% $159	+10% $129
Rent	-10% $74	-5% $131	+0% $188	+5% $245	+10% $302
Rate	-1.0pp $241	-0.5pp $215	base $188	+0.5pp $161	+1.0pp $134

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $104,500 Active 87 DOM
2. 2026-06-18
   days on market $104,500 Active 85 DOM
3. 2026-06-17
   days on market $104,500 Active 84 DOM
4. 2026-06-16
   days on market $104,500 Active 83 DOM
5. 2026-06-15
   days on market $104,500 Active 82 DOM
6. 2026-06-13
   days on market $104,500 Active 80 DOM
7. 2026-06-12
   days on market $104,500 Active 79 DOM
8. 2026-06-09
   days on market $104,500 Active 76 DOM
9. 2026-06-08
   days on market $104,500 Active 75 DOM
10. 2026-06-08
    days on market $104,500 Active 74 DOM
11. 2026-06-05
    days on market $104,500 Active 72 DOM
12. 2026-06-04
    days on market $104,500 Active 70 DOM
13. 2026-06-02
    days on market $104,500 Active 69 DOM
14. 2026-06-01
    days on market $104,500 Active 68 DOM
15. 2026-05-31
    days on market $104,500 Active 67 DOM
16. 2026-03-25
    listed $104,500 Active 322-char remark

    Show marketing remark (322 chars)

    Great Opportunity to own this single-family home built in 1974 featuring 1 bedrooms and 1 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

ⓘ 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: $3,483 · $290/mo
• Projected year-2 tax: $3,483 · $290/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,261
• − Mortgage interest: −$5,854
• − Property taxes: −$3,483
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,040
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,065/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: Bermudian Springs SD
• NCES district ID: 4203450
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $63,162
• Composite: 40.24/100
• National rank: #3772
• State rank: #238 of 539 in PA

Livability — Reading

• Score: 82/100
• State rank: #132
• US rank: #1058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 179,048
• Population (ZIP): 8,460

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.10%
• Current HPI: 308.5914
• 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

• 2026-03-25 Listed $104,500 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $3,483 · +2.6% YoY. Source: county tax records.