723 W Sunhill Rd · Penn, PA 17545

$200,000

3 bd · 1.5 ba · 1,974 sqft · SingleFamily public records · 16 Days on market

Built 1965 0.72 ac lot Est $391k · 49% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property will be offered at Public Auction on Tuesday, July 7, 2026 @ 6pm. The listing price is the opening bid only and in no way reflects the final sale price. 10% down due at auction, 2% transfer tax to be paid by the purchaser, real estate taxes prorated. This well-located Manheim home offers comfortable living spaces and excellent potential for extended family accommodations. The property could benefit from some cosmetic updates, offering a great opportunity to add your own personal touches and style. The main level features a welcoming entryway, comfortable living room, kitchen with adjoining dining area, family room, full bathroom, and two bedrooms. A separate in-law quarters pr

Key facts

• Finished attic
• Unfinished basement
• Storage shed

Tags

• IN LAW QUARTERS
• FINISHED ATTIC
• UNFINISHED ATTIC STORAGE
• UNFINISHED BASEMENT
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone

Exterior

• Parking: Side-entry attached garage (1 car); Driveway with 2 spaces; Total of 3 garage/parking spaces
• Utilities: Well water; On-site septic; 200+ amp electric service; Municipal trash service
• Home design: Detached property; Assessor-listed year built; Average condition
• Construction: Frame, brick, masonry, and metal siding construction; Block foundation; Composite shingle roof
• Exterior features: Deck(s); Porch(es); Bay/Bow windows; Shed; Above-grade and below-grade structures

Interior

• Kitchen: Double oven; Electric range/oven; Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Electric baseboard heat; Wall-mounted cooling unit; Electric hot water
• Interior features: Second kitchen; Tub with shower; Cedar closets; Brick wall/ceiling accents; Wood floors
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $9 ($110/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (3.0% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Manheim Central SD (suburban): math 38% / reading 53% proficiency, ranked #242 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manheim Central Ms (math 27% / reading 49%, grade F, #283 of 512 statewide, top 57%, 848 students, 42% FRL); Manheim Central Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 935 students, 31% FRL).
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $200k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,085 (3.0% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $390,852
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Crystal Dr	0.36mi	4/2.0 (+1)	1,716 (-13%)	2mo	$63,000	$37	53
1172 Mount Joy Rd	0.72mi	4/2.0 (+1)	1,828 (-7%)	2mo	$400,000	$219	46
28 Hossler Rd	0.65mi	3/2.0	1,854 (-6%)	19mo	$335,000	$181	42
45 Crescent Dr	0.53mi	4/2.0 (+1)	1,782 (-10%)	23mo	$370,000	$208	33
674 Lorraine Ave	0.68mi	3/2.0	1,704 (-14%)	24mo	$325,000	$191	24
26 S Snyder St	0.74mi	3/2.0	1,692 (-14%)	24mo	$335,000	$198	20

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-31,710
• Equity at exit: $29,821

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-26,390
• Equity at exit: $17,292

Cash invested: $56,000 (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 17545

• Home prices YoY: -30.5%
• Active inventory: 81
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$392 /mo · $4,704/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $9

Break-even live

Break-even rent $1,929

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $66	+0% $9	+5% $-47	+10% $-104
Rent	-10% $-144	-5% $-68	+0% $9	+5% $86	+10% $162
Rate	-1.0pp $110	-0.5pp $60	base $9	+0.5pp $-43	+1.0pp $-95

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 W Ferdinand St Manheim, PA	3.0	2.0	1530	$1,600	$1.05	45d	1	1.16mi
21 W Gramby St Manheim, PA	3.0	1.5	1484	$1,900	$1.28	46d	1	1.33mi
1000 Rivendell Dr Manheim, PA	2.0	1.0–2.5	1016	$2,453	$2.41	15d	7	1.45mi

Listing history 12 events

1. 2026-06-21
   days on market $200,000 Active 16 DOM
2. 2026-06-18
   days on market $200,000 Active 13 DOM
3. 2026-06-17
   days on market $200,000 Active 12 DOM
4. 2026-06-16
   days on market $200,000 Active 11 DOM
5. 2026-06-15
   days on market $200,000 Active 10 DOM
6. 2026-06-14
   days on market $200,000 Active 8 DOM
7. 2026-06-13
   days on market $200,000 Active 7 DOM
8. 2026-06-10
   days on market $200,000 Active 5 DOM
9. 2026-06-09
   days on market $200,000 Active 4 DOM
10. 2026-06-08
    days on market $200,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $200,000 Active 2 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: $4,704 · $392/mo
• Projected year-2 tax: $4,704 · $392/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,290
• − Mortgage interest: −$11,203
• − Property taxes: −$4,704
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$5,818
• Taxable loss: −$3,161
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $868/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: Manheim Central SD
• NCES district ID: 4214550
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $60,723
• Composite: 40.02/100
• National rank: #3825
• State rank: #242 of 539 in PA

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 23,556
• Household income: $84,704
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 342.0

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% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

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: ▼ -115.46%
• Current HPI: 263.1172
• Rent YoY: —
• 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

+175.9% since first listed

2 events — show timeline

• 2026-06-05 Listed $200,000 BRIGHT MLS
• 1986-10-14 Sold (Public Records) $72,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $4,704 · +3.2% YoY. Source: county tax records.