1519 Vista Rd · Manheim, PA 17601

$300,000

3 bd · 1.5 ba · 1,887 sqft · SingleFamily public records · 16 Days on market

Built 1963 0.30 ac lot Est $451k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property will be offered at Public Auction on Monday, July 13, 2026 @ 6pm. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This Manheim Township home offers a spacious and functional layout with plenty of room for everyday living and entertainment. The main floor features a bright living room, eat-in kitchen, dining room, comfortable family room with access to the deck, four bedrooms, and two full bathrooms. The lower level offers additional versatile living space with a large family room, convenient mudroom/entryway, dedicated laundry room, and a sun

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Basement garage with rear entry; Two attached garage spaces; Driveway with two spaces; Total of four parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating; Municipal trash service
• Home design: Detached single-family home; Average condition
• Construction: Brick and masonry construction; Composite/shingle roof; Permanent foundation; Built (year source: assessor)
• Exterior features: Porches including screened porch; Detached structure (detached dwelling)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Hot water heating (natural gas); Window air conditioning units (electric)
• Interior features: Stall shower and tub/shower; Chair railings; Formal separate dining room; Eat-in kitchen; Paneled walls; Partially finished basement with outside entrance and walkout level
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (16.1% below list).
• Recommended offer: $252k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Nitrauer Sch (math 67% / reading 77%, grade A-, #123 of 1,518 statewide, top 9%, 466 students, 33% FRL); Manheim Twp Ms (math 34% / reading 63%, grade C-, #146 of 512 statewide, top 30%, 955 students, 32% FRL); Manheim Twp Hs (math 81% / reading 24%, grade C-, #107 of 437 statewide, top 25%, 1,899 students, 29% FRL).
• Market conditions: Rents rising (+4.0%/yr); 327 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/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 $251,842 (16.1% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $450,993
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 N Eden Rd	0.08mi	4/2.5 (+1)	1,925 (+2%)	4mo	$460,000	$239	81
1365 Sunset Dr	0.32mi	3/2.0	1,904 (+1%)	1mo	$625,000	$328	81
1774 Sammar Rd	0.06mi	3/1.5	1,717 (-9%)	10mo	$360,000	$210	74
1562 Vista Rd	0.08mi	3/2.5	2,098 (+11%)	4mo	$425,000	$203	71
1644 Euclid Dr	0.19mi	3/1.5	2,006 (+6%)	18mo	$350,000	$174	66
1550 Euclid Dr	0.05mi	3/2.0	1,612 (-15%)	8mo	$415,000	$257	64
1909 Northbrook Dr	0.32mi	4/2.5 (+1)	2,040 (+8%)	8mo	$415,000	$203	56
1451 New Holland Pike	0.68mi	4/2.0 (+1)	2,004 (+6%)	1mo	$435,000	$217	50
2017 Northbrook Dr	0.45mi	4/2.5 (+1)	2,016 (+7%)	12mo	$506,000	$251	48
1480 Mission Rd	0.57mi	4/2.5 (+1)	2,011 (+7%)	24mo	$485,000	$241	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-56,058
• Equity at exit: $44,731

10-year hold

• IRR: -9.4%
• Equity multiple: 0.39×
• Total profit: $-50,825
• Equity at exit: $25,939

Cash invested: $84,000 (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: 327
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,518 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$394 /mo · $4,725/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-158

Break-even live

Break-even rent $2,718

Max offer price $272,091

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-73	+0% $-158	+5% $-243	+10% $-328
Rent	-10% $-357	-5% $-257	+0% $-158	+5% $-59	+10% $41
Rate	-1.0pp $-7	-0.5pp $-82	base $-158	+0.5pp $-236	+1.0pp $-315

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.03mi
862 Pleasure Rd Lancaster, PA	3.0	1.5	1707	$2,300	$1.35	45d	1	1.32mi
1522 Princess Anne Dr Lancaster, PA	4.0	2.0	1352	$2,400	$1.78	45d	1	1.46mi

Listing history 12 events

1. 2026-06-22
   days on market $300,000 Active 16 DOM
2. 2026-06-18
   days on market $300,000 Active 13 DOM
3. 2026-06-17
   days on market $300,000 Active 12 DOM
4. 2026-06-16
   days on market $300,000 Active 11 DOM
5. 2026-06-15
   days on market $300,000 Active 10 DOM
6. 2026-06-14
   days on market $300,000 Active 8 DOM
7. 2026-06-13
   days on market $300,000 Active 7 DOM
8. 2026-06-10
   days on market $300,000 Active 5 DOM
9. 2026-06-09
   days on market $300,000 Active 4 DOM
10. 2026-06-08
    days on market $300,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $300,000 Active 2 DOM

ⓘ 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: $4,725 · $394/mo
• Projected year-2 tax: $4,733 · $394/mo
• Expected delta: +$7/yr (+$1/mo · 0.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $30,221
• − Mortgage interest: −$16,805
• − Property taxes: −$4,725
• − Insurance: −$2,166
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$8,727
• Taxable loss: −$7,038
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-207/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: 23,556
• 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

1 event — show timeline

• 2026-06-05 Listed $300,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $4,725 · +6.5% YoY. Source: county tax records.