20 Letti Dr · Londonderry, PA 17022

$159,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 491 Days on market

Built 2024 5,000 sqft lot $119/sqft · 74% above area

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well appointed home has it all including new furniture in the kitchen, dining and living rooms. The open concept living includes bar top seating with separate dining area and the adjoining living room is bright and spacious with wood like beams that run across the ceiling adding extra charm to this already charming home. The kitchen includes a double stainless steel sink, stainless steel appliances, recessed lighting and walk-in pantry. An additional bonus is the utility room, just inside the side entrance to this home with a built in utility sink and cabinet and separate storage above the washer/dryer area. Not yet tax assessed or assigned. See fee disclosure in documents for community land lease details.

Key facts

• Open concept living
• Utility room
• Bar top seating

Tags

• OPEN CONCEPT LIVING
• BAR TOP SEATING
• WALK-IN PANTRY
• UTILITY ROOM
• BUILT IN UTILITY SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.5%/yr); 202 active listings in the ZIP; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 491 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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.
• Current owner paid $29k; list at $160k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 491 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $91,936
• List price: $159,900
• Delta: 73.93%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $55
• Equity at exit: $23,842

10-year hold

• IRR: 13.0%
• Equity multiple: 2.20×
• Total profit: $53,841
• 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 →

ZIP-level market 17022

• Home prices YoY: -29.0%
• Rents YoY: 6.5%
• Active inventory: 202
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $305

Break-even live

Break-even rent $1,386

Max offer price $159,900

Occupancy floor 78%

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
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $159,900 Active 491 DOM
2. 2026-06-17
   days on market $159,900 Active 490 DOM
3. 2026-06-16
   days on market $159,900 Active 489 DOM
4. 2026-06-15
   days on market $159,900 Active 488 DOM
5. 2026-06-14
   days on market $159,900 Active 486 DOM
6. 2026-06-13
   days on market $159,900 Active 485 DOM
7. 2026-06-10
   days on market $159,900 Active 483 DOM
8. 2026-06-09
   days on market $159,900 Active 482 DOM
9. 2026-06-08
   days on market $159,900 Active 481 DOM
10. 2026-06-07
    days on market $159,900 Active 480 DOM
11. 2026-06-05
    days on market $159,900 Active 477 DOM
12. 2026-06-03
    days on market $159,900 Active 476 DOM
13. 2026-06-02
    days on market $159,900 Active 475 DOM
14. 2026-06-01
    days on market $159,900 Active 474 DOM
15. 2026-05-31
    days on market $159,900 Active 473 DOM
16. 2026-05-31
    days on market $159,900 Active 472 DOM
17. 2025-02-12
    listed $159,900 Active 720-char remark

    Show marketing remark (720 chars)

    This well appointed home has it all including new furniture in the kitchen, dining and living rooms. The open concept living includes bar top seating with separate dining area and the adjoining living room is bright and spacious with wood like beams that run across the ceiling adding extra charm to this already charming home. The kitchen includes a double stainless steel sink, stainless steel appliances, recessed lighting and walk-in pantry. An additional bonus is the utility room, just inside the side entrance to this home with a built in utility sink and cabinet and separate storage above the washer/dryer area. Not yet tax assessed or assigned. See fee disclosure in documents for community land lease details.

18. 2023-02-20
    soldstatus $29,000 Closed 130-char remark

    Show marketing remark (130 chars)

    This home currently has a pending contract on it, thank you for your interest in the property and good luck with your home search!

19. 2023-01-19
    status Pending 130-char remark

    Show marketing remark (130 chars)

    This home currently has a pending contract on it, thank you for your interest in the property and good luck with your home search!

20. 2023-01-13
    listed $19,900 Active 130-char remark

    Show marketing remark (130 chars)

    This home currently has a pending contract on it, thank you for your interest in the property and good luck with your home search!

21. 2015-08-03
    soldstatus $11,000
22. 2015-07-31
    historical
23. 2015-06-13
    historical
24. 2015-04-13
    listed $12,000
25. 2015-04-13
    listed $12,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $2,001 · $167/mo
• Expected delta: +$525/yr (+$44/mo · 35.6%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,265
• − Mortgage interest: −$8,957
• − Property taxes: −$1,476
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,652
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $3,381/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Londonderry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 31,908
• Household income: $86,767
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1404.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.73%
• Current HPI: 266.3184
• Rent YoY: ▲ 6.52%
• 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

+1232.5% since first listed

9 events — show timeline

• 2025-02-12 Listed $159,900 BRIGHT MLS
• 2023-02-20 Sold (MLS) $29,000 BRIGHT MLS
• 2023-01-19 Pending — BRIGHT MLS
• 2023-01-13 Listed $19,900 BRIGHT MLS
• 2015-08-03 Sold (MLS) $11,000 BRIGHT MLS
• 2015-07-31 Listing Removed — BRIGHT MLS
• 2015-06-13 Listing Removed — BRIGHT MLS
• 2015-04-13 Listed $12,000 BRIGHT MLS
• 2015-04-13 Listed $12,000 BRIGHT MLS

Property tax history

+0.2%/yr

Latest (2023): $1,476 · +1.8% YoY. Source: county tax records.