1300 E Kercher Ave #83 · West Myerstown, PA 17067

$80,000

2 bd · 2.0 ba · 1,078 sqft · SingleFamily · 7 Days on market

Built 1997 Average condition Est $75k · 6% over $435/mo HOA · 27% of rent

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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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Country Acres Gold MHP in Myerstown! This well-maintained 2-bedroom, 2-bathroom manufactured home is in a desirable 50+ community and ready for new owners. The spacious eat-in kitchen offers an abundance of cabinet and storage space, making meal prep and organization a breeze with plenty of room for a kitchen table. The well-sized family room provides a comfortable space to relax or entertain. The rear bedroom features beautiful built-in cabinetry and a desk area, perfect for added storage or a hobby/workspace. Both full bathrooms include showers. A convenient laundry area is located just off the kitchen near the side porch. Relax and unwind in the enclosed patio area, ideal for

Key facts

• Parking
• Built 1997
• Listed 7 days

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: HOA fee of $435 per month; Park: Country Acres Gold; Property manager present

Exterior

• Parking: Attached carport; Driveway; Total of 1 garage/parking space
• Utilities: Community water; Community septic tank; Electric hot water
• Home design: Manufactured single-wide home; Estimated year built; Not winterized; Located in a senior community (55+)
• Construction: Aluminum siding; Shingle roof; Slab foundation; Mobile home dimensions: 14 ft wide by 80 ft long; Model CHA-1405, Make CHPA-2327A
• Exterior features: Patio(s), screened; Secure storage

Interior

• Kitchen: Electric oven/range; Built-in microwave
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Built-in microwave; Family room; Secure storage; No basement
• Laundry & utility: Washer and dryer present

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 10.4% vs local median 4.3% in West Myerstown — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Eastern Lebanon County SD (rural): math 27% / reading 50% proficiency, ranked #360 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 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 $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $80,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $75,460
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 E Kercher Ave Lot 53	0.00mi	2/2.0	1,066 (-1%)	13mo	$80,000	$75	88
1300 E Kercher Ave Lot 10	0.00mi	2/2.0	1,022 (-5%)	12mo	$47,400	$46	82
1300 East Kercher Ave #116	0.08mi	2/2.0	1,176 (+9%)	1mo	$80,000	$68	80
1300 E Kercher Ave #32	0.09mi	2/1.0	1,024 (-5%)	6mo	$86,000	$84	78
1300 E Kercher Ave #68	0.00mi	2/2.0	1,216 (+13%)	8mo	$79,000	$65	72
1300 E Kercher Ave, Lot #27	0.09mi	2/1.0	924 (-14%)	9mo	$59,500	$64	60
64 Country Acres Gold Park	0.08mi	3/2.0 (+1)	1,218 (+13%)	21mo	$85,000	$70	52
3 Thorndale Dr	0.49mi	2/2.0	1,230 (+14%)	16mo	$240,000	$195	40
53 Arbor Dr	0.70mi	2/2.0	1,226 (+14%)	23mo	$199,900	$163	25

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $4,775
• Equity at exit: $11,928

10-year hold

• IRR: 15.1%
• Equity multiple: 2.24×
• Total profit: $27,808
• Equity at exit: $6,917

Cash invested: $22,400 (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 17067

• Active inventory: 65
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$435
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $274

Break-even live

Break-even rent $1,250

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $435 · $5,220/yr

Listing history 2 events

1. 2026-05-21
   listed $80,000 Active
2. 2026-05-20
   historical $80,000

ⓘ 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 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,167
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − HOA: −$5,220
• − Depreciation: −$2,327
• Taxable income: $2,471
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $2,694/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 · 2 photos

Average 55/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bathroom manufactured home in a desirable 50+ community is ready for new owners. It offers a spacious eat-in kitchen and a comfortable family room, but some minor repairs and updates could further enhance its value.

Repairs flagged

• Minor Roof inspection — No visible damage, but may need inspection.
• Minor Siding touch-up — Siding appears intact but may need touch-up.
• Minor Interior wall touch-up — Interior walls appear clean but may need touch-up.
• Minor Window cleaning — Windows appear intact but may need cleaning.
• Minor Landscaping improvement — Landscaping is simple and functional but could be improved for curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Upgrade landscaping — Improved landscaping can enhance curb appeal and attract potential buyers.
• Both Install energy-efficient windows — New windows can improve energy efficiency and reduce utility bills, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof inspection · No visible damage, but may need inspection.	Minor	$500–3,000
Siding touch-up · Siding appears intact but may need touch-up.	Minor	$500–3,000
Interior wall touch-up · Interior walls appear clean but may need touch-up.	Minor	$500–3,000
Window cleaning · Windows appear intact but may need cleaning.	Minor	$500–3,000
Landscaping improvement · Landscaping is simple and functional but could be improved for curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Upgrade landscaping — Improved landscaping can enhance curb appeal and attract potential buyers. ↑
• Both Install energy-efficient windows — New windows can improve energy efficiency and reduce utility bills, making the home more attractive to buyers and 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: Eastern Lebanon County SD
• NCES district ID: 4208460
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $56,026
• Composite: 33.74/100
• National rank: #5371
• State rank: #360 of 539 in PA

Livability — West Myerstown

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

Census & demographics

• Population (ZIP): 15,985

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: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Polish 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 2%

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: ▼ -178.88%
• Current HPI: 252.0994
• 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

2 events — show timeline

• 2026-05-21 Listed $80,000 BRIGHT MLS
• 2026-05-20 Coming Soon $80,000 BRIGHT MLS