764 Willow Ln · Salisbury, PA 17527

$98,500

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 1 Days on market

Built 1993

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crestwood Community for all ages. This manufactured home has been well maintained and recently renovated. Three generous bedrooms and two full bathrooms with walk-in showers accommodate large and small households. The primary bedroom includes a walk-in closet. The kitchen is open plan to the dining area and living room. High ceilings in the living room afford plenty of space for the ceiling fan. New carpet and new paint throughout update this home to a clean, modern style. The hot water tank was replaced last December and the furnace is only a few years old. The propane tanks are leased, which can be transferred to the new owner for economical propane heat and gas cooking. The fr

Key facts

• Ceiling fan
• Walk-in closet
• Open to dining area

Tags

• RECENTLY RENOVATED
• WALK-IN SHOWERS
• WALK-IN CLOSET
• OPEN TO DINING AREA
• HIGH CEILINGS
• CEILING FAN

Property features AI

Finance

• Other: Property manager present; Building not winterized; Very good property condition
• Financial info: Ground rent of $560 per month; Ground rent exists for the lot
• HOA & community: Association fees include trash, sewer and water

Exterior

• Parking: Two assigned off-street parking spaces
• Utilities: Private/community water; Private sewer; Propane available; Phone available; Fixed wireless internet
• Home design: Manufactured home (double wide); Single-level (one floor); Main entrance faces south
• Construction: Aluminum siding; Composite/shingle roof; Crawl space foundation; Estimated year built
• Exterior features: Deck(s); Outbuilding(s); Rented lot (ground rent applies, paid monthly); Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning (electric); Propane fuel (owned and leased options); Electric hot water
• Interior features: Open floor plan; Dining area; Entry-level bedroom; Flat layout; Master bathroom; Cathedral ceilings
• Laundry & utility: Washer and electric dryer in unit; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 10.9% vs local median 2.6% in Salisbury — 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 68/100 on livability (#919 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Pequea Valley SD (rural): math 27% / reading 44% proficiency, ranked #390 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $681 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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 31y ago; this cycle's ask is 294% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $98k implies a 315% gain — meaningful room to come down on a strong offer.

Recommended offer $98,500

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 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?
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: 1.27% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.6

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,254
• Equity at exit: $14,687

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $38,294
• Equity at exit: $8,516

Cash invested: $27,580 (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 17527

• Home prices YoY: -3.6%
• Active inventory: 16
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $381

Break-even live

Break-even rent $768

Max offer price $98,500

Occupancy floor 65%

Sensitivity live

Price	-10% $436	-5% $408	+0% $381	+5% $353	+10% $325
Rent	-10% $282	-5% $331	+0% $381	+5% $430	+10% $479
Rate	-1.0pp $430	-0.5pp $406	base $381	+0.5pp $355	+1.0pp $329

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Middle St Gap, PA	2.0	1.0	1053	$1,250	$1.19	6d	1	1.03mi

Listing history 5 events

1. 2026-06-19
   statusdays on market $98,500 Active 1 DOM
2. 2026-06-18
   days on market $98,500 Coming Soon 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-17
   remarks 622-char remark
5. 2026-06-17
   listed $98,500 Coming Soon 1 DOM

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,074 · $89/mo
• Expected delta: +$482/yr (+$40/mo · 81.5%)

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

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$5,518
• − Property taxes: −$592
• − Insurance: −$492
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,865
• Taxable income: $3,133
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,815/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: Pequea Valley SD
• NCES district ID: 4218900
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $58,968
• Composite: 31.56/100
• National rank: #5955
• State rank: #390 of 539 in PA

Livability — Salisbury

• Score: 68/100
• State rank: #919
• US rank: #9930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,479

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 77% English-only · German/W. Germanic 20% 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: ▼ -10.13%
• Current HPI: 268.0
• 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

+152.6% since first listed

12 events — show timeline

• 2026-06-17 Coming Soon $98,500 BRIGHT MLS
• 2005-12-30 Listing Removed — BRIGHT MLS
• 2005-08-19 Sold (MLS) $23,750 BRIGHT MLS
• 2005-07-22 Listing Removed — BRIGHT MLS
• 2005-07-05 Listing Removed — BRIGHT MLS
• 2005-06-11 Listing Removed — BRIGHT MLS
• 2005-06-10 Listed $25,000 BRIGHT MLS
• 2005-06-10 Listed $23,750 BRIGHT MLS
• 2005-04-15 Listed $29,999 BRIGHT MLS
• 2004-12-30 Listed $25,000 BRIGHT MLS
• 1996-03-30 Listing Removed — BRIGHT MLS
• 1995-09-28 Listed $39,000 BRIGHT MLS

Property tax history

-2.4%/yr

Latest (2026): $592 · +1.5% YoY. Source: county tax records.