30 W Willow St · Palmyra, PA 17078

$159,900

3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 28 Days on market

Built 2025 Good condition $115/sqft · 29% below area Est $225k · 29% under ↓ 6% since listing

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Another new construction manufactured home in Shadowstone Village in Palmyra, PA. This beautiful new Cape Henry manufactured home offers modern living with three spacious bedrooms, two full bathrooms, including a spacious ceramic tile shower. The gorgeous exterior aesthetic is accented by the unique and eye-catching offset half dormer at the front door, sure you make it stand out. The interior features a hidden walk-in pantry with its own lights and wire shelving next to the refrigerator. Whether you are minimizing and down sizing here in the Hershey area or a lifetime Palmyra resident, this home is sure to be a great fit.

Key facts

• Fitness facilities
• Gathering spaces
• 3 parking spots

Tags

• HIDDEN WALK-IN PANTRY
• PRIVATE CUSTOM-BUILT DECK
• FITNESS FACILITIES
• GATHERING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.3% in Palmyra — 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 (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northside El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 232 students, 41% FRL); Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
• Market conditions: 221 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $157,501 (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. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $225,343
• List price: $159,900
• Delta: -29.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 W Spruce St	0.16mi	3/2.0	1,404 (+1%)	10mo	$125,000	$89	82
247 N College St	0.19mi	3/1.0	1,416 (+2%)	4mo	$148,500	$105	81
468 W Cedar St	0.43mi	3/2.0	1,323 (-5%)	2mo	$129,450	$98	70
90 E Hazel St	0.21mi	3/1.0	1,248 (-10%)	6mo	$250,000	$200	64
223 S Locust St	0.61mi	3/2.0	1,404 (+1%)	6mo	$230,000	$164	64
564 W Cedar St	0.40mi	3/2.0	1,512 (+9%)	9mo	$122,000	$81	59
701 N Grant St	0.39mi	3/2.0	1,232 (-11%)	9mo	$310,000	$252	56
425 E Maple St	0.63mi	3/1.5	1,452 (+5%)	7mo	$290,000	$200	55
107 N Franklin St	0.45mi	3/1.0	1,218 (-12%)	0mo	$320,000	$263	54
333 E Oak St	0.66mi	4/2.0 (+1)	1,451 (+5%)	3mo	$340,000	$234	54
624 W Cedar St	0.38mi	3/2.0	1,219 (-12%)	10mo	$80,000	$66	54
510 W Maple St	0.74mi	2/2.0 (-1)	1,518 (+9%)	9mo	$306,500	$202	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,957
• Equity at exit: $23,842

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $14,104
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 12 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $215,000 ($150/sqft)
• Median days on market: 85 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 17078

• Home prices YoY: -25.1%
• Active inventory: 221
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $266

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 80%

Sensitivity live

Price	-10% $376	-5% $321	+0% $266	+5% $211	+10% $155
Rent	-10% $129	-5% $197	+0% $266	+5% $334	+10% $403
Rate	-1.0pp $346	-0.5pp $306	base $266	+0.5pp $224	+1.0pp $182

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 E Maple St Unit 2 Palmyra, PA	2.0	1.0	1000	$1,350	$1.35	4d	1	0.60mi
45 N Penn St Palmyra, PA	3.0	2.5	1750	$2,300	$1.31	139d	1	0.61mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	140d	1	0.86mi
506 S Franklin St Palmyra, PA	2.0	1.0	1600	$1,600	$1.00	139d	1	0.87mi
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	109d	1	0.95mi
933 E Maple St Palmyra, PA	2.0	1.5	1404	$1,800	$1.28	139d	1	0.95mi
730 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	1d	1	1.35mi
1403 E Derry Rd Unit 2 Hershey, PA	3.0	1.0	1200	$1,250	$1.04	0d	1	1.37mi
609 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,895	$1.57	109d	1	1.39mi
1805 Wexford Rd Palmyra, PA	2.0	2.5	1564	$1,900	$1.21	1d	1	1.47mi
802 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	139d	1	1.49mi

Property features AI

Finance

• Other: Property manager presentOwnership interest: ground rentProperty condition: excellent
• Financial info: Ground rent paid monthly ($630)
• HOA & community: Ground rent exists (paid monthly)

Exterior

• Parking: Asphalt driveway with 3 parking spaces (driveway provides parking)
• Utilities: Public waterPublic sewerElectric available (100 Amp service, 220 volts, circuit breakers)Natural gas availableCable TV and phone availableElectric hot waterMunicipal trash
• Home design: Manufactured double-wide (Cape Henry model)Estimated year builtSenior community (55+)Two+ access exits
• Construction: Vinyl sidingArchitectural shingle roofCrawl space foundationInsulated windowsBuilding not winterized
• Exterior features: Rented lot in a manufactured home communityAbove-grade placement of structuresBlacktop road accessMunicipal trash service

Interior

• Kitchen: Built-in microwaveDishwasherGas range/ovenRefrigeratorStainless steel appliancesWater heater
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Open floor planBreakfast areaEat-in kitchenDining areaCeiling fansMaster bathWalk-in showerTub/shower
• Laundry & utility: Main-floor laundry with hookups

Listing history 23 events

1. 2026-09-24
   days on market $159,900 Active 28 DOM
2. 2026-09-22
   days on market $159,900 Active 27 DOM
3. 2026-09-21
   days on market $159,900 Active 26 DOM
4. 2026-09-20
   days on market $159,900 Active 25 DOM
5. 2026-09-19
   days on market $159,900 Active 24 DOM
6. 2026-09-18
   days on market $159,900 Active 23 DOM
7. 2026-09-17
   days on market $159,900 Active 22 DOM
8. 2026-09-16
   days on market $159,900 Active 21 DOM
9. 2026-09-15
   days on market $159,900 Active 20 DOM
10. 2026-09-14
    days on market $159,900 Active 19 DOM
11. 2026-09-13
    days on market $159,900 Active 18 DOM
12. 2026-09-12
    days on market $159,900 Active 17 DOM
13. 2026-09-11
    days on market $159,900 Active 16 DOM
14. 2026-09-05
    days on market $159,900 Active 10 DOM
15. 2026-09-03
    days on market $159,900 Active 8 DOM
16. 2026-09-02
    days on market $159,900 Active 7 DOM
17. 2026-08-30
    days on market $159,900 Active 4 DOM
18. 2026-08-29
    days on market $159,900 Active 3 DOM
19. 2026-08-28
    days on market $159,900 Active 2 DOM
20. 2026-08-27
    remarks 699-char remark
21. 2026-08-27
    pricestatusdays on marketlisting id $159,900 Active 1 DOM
22. 2026-05-15
    historical
23. 2025-07-18
    listed $169,900 Active

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

Taxation est. · year 1

• Rental income: $20,823
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,652
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,025/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 80/100 None rehab

This brand new 3-bedroom, 2-bath manufactured home is in excellent condition and ready for move-in. It features a spacious kitchen, bright bathrooms, and a well-maintained exterior.

Value-add opportunities

• Both Painting the interior walls and ceiling — Fresh paint can enhance the home's appearance and make it more appealing to potential buyers or renters. ↑
• Both Updating the flooring in the kitchen and bathrooms — Replacing the hardwood flooring with a more modern material can increase the home's value and appeal. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Northside El Sch B- PA #377/1,518 Nat'l #7,252/41,679 Middle Palmyra Area Ms C+ PA #90/512 Nat'l #2,873/14,009 High Palmyra Area Shs C- PA #112/437 Nat'l #5,012/17,239

Schools (NCES district)

• District: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

B Composite livability gradescore 79/100

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmyra, PA
• County: Lebanon County · 144,806 people
• City population: 23,840
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Property manager presentOwnership interest: ground rentProperty condition: excellent
• Financial info: Ground rent paid monthly ($630)
• HOA & community: Ground rent exists (paid monthly)

Exterior

• Parking: Asphalt driveway with 3 parking spaces (driveway provides parking)
• Utilities: Public waterPublic sewerElectric available (100 Amp service, 220 volts, circuit breakers)Natural gas availableCable TV and phone availableElectric hot waterMunicipal trash
• Home design: Manufactured double-wide (Cape Henry model)Estimated year builtSenior community (55+)Two+ access exits
• Construction: Vinyl sidingArchitectural shingle roofCrawl space foundationInsulated windowsBuilding not winterized
• Exterior features: Rented lot in a manufactured home communityAbove-grade placement of structuresBlacktop road accessMunicipal trash service

Interior

• Kitchen: Built-in microwaveDishwasherGas range/ovenRefrigeratorStainless steel appliancesWater heater
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Open floor planBreakfast areaEat-in kitchenDining areaCeiling fansMaster bathWalk-in showerTub/shower
• Laundry & utility: Main-floor laundry with hookups

Price history

-5.9% since first listed

3 events — show timeline

• 2026-08-26 Listed $159,900 BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2025-07-18 Listed $169,900 BRIGHT MLS