472 S Lancaster St Lot 12 · Jonestown, PA 17046

$65,000

2 bd · 2.0 ba · 896 sqft · SingleFamily · 45 Days on market

Built 2001 Good condition $73/sqft · 56% below area $470/mo HOA · 34% of rent

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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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely and well-maintained home located in the peaceful 50+ community of Swatara Mobile Home Park on the north side of Lebanon. This charming residence features 2 bedrooms and 2 full bathrooms, offering comfort, convenience, and easy one-floor living. The home is move-in ready and perfect for its next owner to settle in and enjoy. Outside, you’ll find a convenient shed for additional storage, adding even more functionality to the property. Enjoy a quiet, friendly community while still being close to local amenities, shopping, and dining. Whether you’re looking to downsize or enjoy a low-maintenance lifestyle, this home is a wonderful opportunity you don’t want to miss. Contact Marie Francois with all your questions!

Key facts

• Built 2001
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#631 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Northern Lebanon SD (rural): math 30% / reading 49% proficiency, ranked #347 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 121 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 3.9

CMA / ARV

• ARV (median comp): $149,162
• List price: $65,000
• Delta: -56.42%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
472 S Lancaster St #8	0.00mi	3/2.0 (+1)	952 (+6%)	5mo	$65,000	$68	80
4 Elm St	0.25mi	3/1.0 (+1)	884 (-1%)	1mo	$125,000	$141	76
406 S Lancaster St	0.31mi	3/1.0 (+1)	900 (+0%)	14mo	$110,000	$122	64
472 South Lancaster St #24	0.00mi	3/1.0 (+1)	800 (-11%)	21mo	$38,000	$48	55
8 Spruce Ln	0.67mi	3/1.0 (+1)	832 (-7%)	6mo	$173,000	$208	43

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 · 7.36% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.36×
• Total profit: $6,581
• Equity at exit: $9,692

10-year hold

• IRR: 23.1%
• Equity multiple: 3.68×
• Total profit: $48,758
• Equity at exit: $5,620

Cash invested: $18,200 (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 17046

• Rents YoY: 7.4%
• Active inventory: 121
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$470
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $165

Break-even live

Break-even rent $1,164

Max offer price $65,000

Occupancy floor 83%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $470 · $5,640/yr

Listing history 20 events

1. 2026-06-07
   statusdays on market $65,000 Pending 45 DOM
2. 2026-06-05
   days on market $65,000 Active 43 DOM
3. 2026-06-02
   days on market $65,000 Active 41 DOM
4. 2026-06-01
   days on market $65,000 Active 40 DOM
5. 2026-05-31
   days on market $65,000 Active 39 DOM
6. 2026-05-30
   days on market $65,000 Active 38 DOM
7. 2026-05-04
   price $65,000 759-char remark

   Show marketing remark (759 chars)

   Welcome to this lovely and well-maintained home located in the peaceful 50+ community of Swatara Mobile Home Park on the north side of Lebanon. This charming residence features 2 bedrooms and 2 full bathrooms, offering comfort, convenience, and easy one-floor living. The home is move-in ready and perfect for its next owner to settle in and enjoy. Outside, you’ll find a convenient shed for additional storage, adding even more functionality to the property. Enjoy a quiet, friendly community while still being close to local amenities, shopping, and dining. Whether you’re looking to downsize or enjoy a low-maintenance lifestyle, this home is a wonderful opportunity you don’t want to miss. Contact Marie Francois with all your questions!

8. 2026-04-23
   listed $75,000 Active 759-char remark

   Show marketing remark (759 chars)

   Welcome to this lovely and well-maintained home located in the peaceful 50+ community of Swatara Mobile Home Park on the north side of Lebanon. This charming residence features 2 bedrooms and 2 full bathrooms, offering comfort, convenience, and easy one-floor living. The home is move-in ready and perfect for its next owner to settle in and enjoy. Outside, you’ll find a convenient shed for additional storage, adding even more functionality to the property. Enjoy a quiet, friendly community while still being close to local amenities, shopping, and dining. Whether you’re looking to downsize or enjoy a low-maintenance lifestyle, this home is a wonderful opportunity you don’t want to miss. Contact Marie Francois with all your questions!

9. 2026-04-22
   historical $75,000 759-char remark

   Show marketing remark (759 chars)

   Welcome to this lovely and well-maintained home located in the peaceful 50+ community of Swatara Mobile Home Park on the north side of Lebanon. This charming residence features 2 bedrooms and 2 full bathrooms, offering comfort, convenience, and easy one-floor living. The home is move-in ready and perfect for its next owner to settle in and enjoy. Outside, you’ll find a convenient shed for additional storage, adding even more functionality to the property. Enjoy a quiet, friendly community while still being close to local amenities, shopping, and dining. Whether you’re looking to downsize or enjoy a low-maintenance lifestyle, this home is a wonderful opportunity you don’t want to miss. Contact Marie Francois with all your questions!

10. 2026-04-06
    historical
11. 2026-01-22
    price $60,000
12. 2026-01-11
    price $65,000
13. 2026-01-02
    listed $70,000 Active
14. 2025-12-24
    historical
15. 2025-10-30
    soldstatus $65,000 Closed
16. 2025-10-14
    status Pending
17. 2025-10-04
    listed $65,000 Active
18. 2021-08-13
    soldstatus $37,000 Closed
19. 2021-08-01
    status Pending
20. 2021-07-30
    listed $37,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,471
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − HOA: −$5,640
• − Depreciation: −$1,891
• Taxable income: $1,364
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $1,655/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready home in a peaceful community is in good condition with minor cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and attract potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northern Lebanon SD
• NCES district ID: 4217640
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $58,133
• Composite: 34.79/100
• National rank: #5116
• State rank: #347 of 539 in PA

Livability — Jonestown

• Score: 72/100
• State rank: #631
• US rank: #6091

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: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 31,835
• Household income: $62,221
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 905.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 20% Dominican 9%
• Common ancestry: Romanian 2% Polish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 75% English-only · Spanish 23%

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: ▼ -124.36%
• Current HPI: 217.3106
• Rent YoY: ▲ 7.36%
• Metro: Lebanon, 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

+75.7% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $65,000 BRIGHT MLS
• 2026-04-23 Listed $75,000 BRIGHT MLS
• 2026-04-22 Coming Soon $75,000 BRIGHT MLS
• 2026-04-06 Listing Removed — BRIGHT MLS
• 2026-01-22 Price Changed $60,000 BRIGHT MLS
• 2026-01-11 Price Changed $65,000 BRIGHT MLS
• 2026-01-02 Listed $70,000 BRIGHT MLS
• 2025-12-24 Coming Soon — BRIGHT MLS
• 2025-10-30 Sold (MLS) $65,000 BRIGHT MLS
• 2025-10-14 Pending — BRIGHT MLS
• 2025-10-04 Listed $65,000 BRIGHT MLS
• 2021-08-13 Sold (MLS) $37,000 BRIGHT MLS
• 2021-08-01 Pending — BRIGHT MLS
• 2021-07-30 Listed $37,000 BRIGHT MLS