105 Fieldbridge Ct · Manor, PA 17603

$94,900

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 35 Days on market

Built 1989 $77/sqft · 8% above area Est $88k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• ARV discount +3.9/15.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the highly desirable Pheasant Ridge Community! In the Penn Manor school district! This well-maintained double wide mobile home offers comfortable one-floor living with 3 spacious bedrooms and 2 full bathrooms. The primary suite features its own private full bath, creating the perfect retreat after a long day. Enjoy the bright and spacious open floor plan connecting the living room, dining area, and kitchen — ideal for entertaining guests or everyday living. Additional features include central air throughout the home, a dedicated laundry room, and plenty of natural light. Residents of Pheasant Ridge enjoy fantastic community amenities including: • Swimming Pool • E

Key facts

• Built 1989
• Listed 35 days

Property features AI

Finance

• Other: Total below-grade area reported as zero; Above-grade finished area reported as 1,232 (assessor source)
• Financial info: Improvement assessed value reported; Tax year and amounts available
• HOA & community: Ground rent arrangement with an $850 ground rent

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Above-grade finished living space reported
• Construction: Frame construction with vinyl siding; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Tidal water not present

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Natural gas-powered cooling; Electric hot water
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.5% in Manor — 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 68/100 on livability (#888 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Penn Manor SD (suburban): math 52% / reading 65% proficiency, ranked #80 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 292 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $656 of loan paydown is wiped out by about $3k 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 + 0.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.75% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.76%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $87,923
• List price: $94,900
• Delta: 7.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.47% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.00×
• Total profit: $26,688
• Equity at exit: $14,150

10-year hold

• IRR: 31.3%
• Equity multiple: 3.51×
• Total profit: $66,597
• Equity at exit: $8,205

Cash invested: $26,572 (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 17603

• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$498
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $725

Break-even live

Break-even rent $740

Max offer price $94,900

Occupancy floor 51%

Sensitivity live

Price	-10% $779	-5% $752	+0% $725	+5% $699	+10% $672
Rent	-10% $594	-5% $660	+0% $725	+5% $791	+10% $856
Rate	-1.0pp $773	-0.5pp $750	base $725	+0.5pp $701	+1.0pp $676

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Stone Mill Rd Lancaster, PA	1.0–3.0	1.0	1002	$1,462	$1.46	14d	1	0.07mi
1729 Manor Ridge Dr Unit 1731 Lancaster, PA	2.0	1.5	990	$1,400	$1.41	14d	1	0.64mi
1415 Spencer Ave Lancaster, PA	1.0–3.0	1.0–2.0	1181	$2,610	$2.21	14d	1	0.78mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	14d	6	1.04mi
27 Roselle Ave Lancaster, PA	2.0	1.0	1128	$1,575	$1.40	44d	1	1.06mi
1115 Marietta Ave Unit WH15037 Lancaster, PA	2.0	2.0	1298	$1,695	$1.31	44d	1	1.06mi
101 Roselawn Ave Lancaster, PA	3.0	2.0	1166	$1,785	$1.53	14d	1	1.06mi
700 Millersville Rd Lancaster, PA	1.0–2.0	1.0	710	$1,694	$2.39	14d	3	1.08mi
135 Grandview Ave Lancaster, PA	3.0	2.0	1395	$3,295	$2.36	14d	1	1.13mi
1831 Hidden Ln Lancaster, PA	2.0–3.0	1.5–2.5	1182	$1,898	$1.61	14d	3	1.22mi
1633A Judie Ln Lancaster, PA	1.0–2.0	1.0–2.0	848	$1,698	$2.00	14d	13	1.27mi
678 1/2 Columbia Ave Apt 2 Lancaster, PA	3.0	1.0	1100	$1,495	$1.36	14d	1	1.32mi
741 Manor St Lancaster, PA	3.0	1.0	1200	$1,695	$1.41	44d	1	1.35mi
40 Fairview Ave Lancaster, PA	3.0	1.0	1152	$1,700	$1.48	14d	1	1.36mi
14 Coral St Lancaster, PA	3.0	1.5	1355	$1,525	$1.13	44d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $94,900 Active 35 DOM
2. 2026-06-17
   days on market $94,900 Active 34 DOM
3. 2026-06-16
   days on market $94,900 Active 33 DOM
4. 2026-06-15
   days on market $94,900 Active 32 DOM
5. 2026-06-14
   days on market $94,900 Active 30 DOM
6. 2026-06-10
   days on market $94,900 Active 27 DOM
7. 2026-06-09
   days on market $94,900 Active 26 DOM
8. 2026-06-08
   days on market $94,900 Active 25 DOM
9. 2026-06-07
   pricedays on market $94,900 Active 24 DOM
10. 2026-06-03
    days on market $99,900 Active 20 DOM
11. 2026-06-02
    days on market $99,900 Active 19 DOM
12. 2026-06-01
    days on market $99,900 Active 18 DOM
13. 2026-05-31
    days on market $99,900 Active 17 DOM
14. 2026-05-30
    days on market $99,900 Active 16 DOM
15. 2026-05-15
    listed $99,900 Active 1034-char remark
16. 2026-05-08
    historical $99,900 1034-char remark
17. 2014-06-30
    historical
18. 2014-01-07
    listed $39,900

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$467/yr (+$39/mo · 82.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,894
• − Mortgage interest: −$5,316
• − Property taxes: −$565
• − Insurance: −$474
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,761
• Taxable income: $7,595
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $6,882/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: Penn Manor SD
• NCES district ID: 4218630
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $59,275
• Composite: 50.67/100
• National rank: #1826
• State rank: #80 of 539 in PA

Livability — Manor

• Score: 68/100
• State rank: #888
• US rank: #9450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 1,171
• Metro: Lancaster, PA
• Population (ZIP): 67,571
• Household income: $77,084
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2557.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Cuban 1% Dominican 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada, China, India
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 1% Chinese 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: ▼ -508.78%
• Current HPI: 289.3324
• Rent YoY: ▲ 0.47%
• 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

+137.8% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $94,900 BRIGHT MLS
• 2026-05-15 Listed $99,900 BRIGHT MLS
• 2026-05-08 Coming Soon $99,900 BRIGHT MLS
• 2014-06-30 Listing Removed — BRIGHT MLS
• 2014-01-07 Listed $39,900 BRIGHT MLS

Property tax history

-2.3%/yr

Latest (2026): $565 · +4.1% YoY. Source: county tax records.