2 Ponderosa Ln · Quarryville, PA 17560

$99,990

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 24 Days on market

Built 2022 Good condition

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pride for Ownership with this Newer home located in a desirable and neighborhoods in Solanco School Districts. 2022 Lovely 1 Level of Living . Great Open Concept, Kitchen / Dining Combo. Generous size Bedrooms on opposite ends. This is a Small Close-Knit Community. 2 Off Street parking spaces w/ nearby additional parking. Economical Heat and Lower Taxes, Makes this home an Affordable option.

Key facts

• Built 2022
• Listed 24 days

Property features AI

Finance

• Other: Improvement assessed (per assessor) $28,100
• Financial info: Ownership: Ground rent; Ground rent paid monthly; Property manager present; Lease not considered

Exterior

• Parking: Other parking
• Utilities: Community water; Community septic tank
• Home design: Manufactured single-wide home; Property in excellent to very good condition
• Construction: Aluminum siding
• Exterior features: Porch with roof; Other structures above and below grade; Not in a federal flood zone; Ground rent $605 monthly

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric cooling fuel; Electric hot water
• Interior features: No basement; Living area estimated

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.5% in Quarryville — 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 74/100 on livability (#499 in PA, #4,587 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $692 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 + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,490 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,803
• Equity at exit: $14,909

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $24,657
• Equity at exit: $8,645

Cash invested: $27,997 (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 17560

• Home prices YoY: -15.0%
• Active inventory: 25
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $283

Break-even live

Break-even rent $766

Max offer price $99,990

Occupancy floor 70%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W State St Unit B Quarryville, PA	2.0	1.0	600	$1,125	$1.88	43d	1	1.40mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-05
   listed $99,990 Active
3. 2026-04-04
   historical $99,990

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$553/yr (+$46/mo · 116.8%)

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

Taxation est. · year 1

• Rental income: $13,500
• − Mortgage interest: −$5,601
• − Property taxes: −$474
• − Insurance: −$500
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,909
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,954/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed for a fresh look. The interior is well-maintained, and the exterior is clean and tidy.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both install new flooring in bathrooms — improves aesthetics and functionality
• Both upgrade lighting fixtures — enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both install new flooring in bathrooms — improves aesthetics and functionality ↑
• Both upgrade lighting fixtures — enhances ambiance and energy efficiency ↑

ⓘ 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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Quarryville

• Score: 74/100
• State rank: #499
• US rank: #4587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,452

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Polish 6% Lithuanian 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 2%

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: ▼ -47.65%
• Current HPI: 270.262
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-05 Listed $99,990 BRIGHT MLS
• 2026-04-04 Coming Soon $99,990 BRIGHT MLS

Property tax history

+5.0%/yr

Latest (2026): $474 · +5.0% YoY. Source: county tax records.