1003 Elm St · Providence, PA 17560

$148,000

2 bd · 1.5 ba · 1,426 sqft · Manufactured public records · 7 Days on market

Built 2019 Fair condition $104/sqft · 39% above area ↓ 13% since listing

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the popular Sunset Estates community, this modern 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort and luxury. As you step inside your eye will be drawn to the stunning Chicago Brick wall featuring a cozy fireplace. The open-concept living area is flooded with natural light, complemented by a sleek kitchen with stainless steel appliances, farmhouse sink, and tasteful tile backsplash. The primary suite features a walk-in closet and luxurious en-suite bathroom. The builder's upgrades for this former model home are too numerous to mention, and include drywall, real wood crown molding, recessed lighting, and high-quality cabinets and flooring. This spacious doublewide has only been lived in for two years. Don't miss your opportunity to live in luxury while enjoying low taxes and affordable lot rent. Schedule your showing before it's too late!

Key facts

• Stainless appliances
• Stylish kitchen
• Open layout

Tags

• OPEN LAYOUT
• CHICAGO BRICK ACCENT WALL
• FIREPLACE
• STYLISH KITCHEN
• STAINLESS APPLIANCES
• FARMHOUSE SINK

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Annual ground rent noted
• HOA & community: Ground rent exists ($600 monthly); Property manager present; Community pool

Exterior

• Parking: Driveway
• Utilities: Community water; Community septic tank; Propane (leased) for heating and hot water; Electric cooling
• Home design: Manufactured home (double wide); Built by Champion
• Construction: Vinyl siding
• Exterior features: Patio(s); Shed; Community in-ground pool; Pets allowed (cats and dogs OK; number, size/weight and breed restrictions apply)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane hot water; Central air conditioning (electric)
• Interior features: Crown moldings; Open floor plan; Master bathroom; Recessed lighting
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Solanco SD (rural): math 31% / reading 57% proficiency, ranked #272 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $148,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (median comp): $90,574
• List price: $148,000
• Delta: 63.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,527
• Equity at exit: $22,067

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $23,152
• Equity at exit: $12,796

Cash invested: $41,440 (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 17560

• Home prices YoY: -15.0%
• Active inventory: 25
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $322

Break-even live

Break-even rent $1,160

Max offer price $148,000

Occupancy floor 74%

Sensitivity live

Price	-10% $406	-5% $364	+0% $322	+5% $280	+10% $238
Rent	-10% $198	-5% $260	+0% $322	+5% $384	+10% $446
Rate	-1.0pp $396	-0.5pp $359	base $322	+0.5pp $283	+1.0pp $244

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Groffdale Rd Quarryville, PA	3.0	1.5	1232	$1,600	$1.30	21d	1	0.80mi
405 Groffdale Rd Quarryville, PA	3.0	1.5	1176	$1,700	$1.45	14d	1	0.87mi
115 E State St Apt C Quarryville, PA	2.0	1.0	900	$1,250	$1.39	24d	1	1.24mi

Listing history 5 events

1. 2026-05-14
   listed $148,000 Active 395-char remark
2. 2024-08-16
   soldstatus $148,000 Closed 888-char remark

   Show marketing remark (888 chars)

   Nestled in the popular Sunset Estates community, this modern 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort and luxury. As you step inside your eye will be drawn to the stunning Chicago Brick wall featuring a cozy fireplace. The open-concept living area is flooded with natural light, complemented by a sleek kitchen with stainless steel appliances, farmhouse sink, and tasteful tile backsplash. The primary suite features a walk-in closet and luxurious en-suite bathroom. The builder's upgrades for this former model home are too numerous to mention, and include drywall, real wood crown molding, recessed lighting, and high-quality cabinets and flooring. This spacious doublewide has only been lived in for two years. Don't miss your opportunity to live in luxury while enjoying low taxes and affordable lot rent. Schedule your showing before it's too late!

3. 2024-06-03
   status Pending 888-char remark

   Show marketing remark (888 chars)

   Nestled in the popular Sunset Estates community, this modern 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort and luxury. As you step inside your eye will be drawn to the stunning Chicago Brick wall featuring a cozy fireplace. The open-concept living area is flooded with natural light, complemented by a sleek kitchen with stainless steel appliances, farmhouse sink, and tasteful tile backsplash. The primary suite features a walk-in closet and luxurious en-suite bathroom. The builder's upgrades for this former model home are too numerous to mention, and include drywall, real wood crown molding, recessed lighting, and high-quality cabinets and flooring. This spacious doublewide has only been lived in for two years. Don't miss your opportunity to live in luxury while enjoying low taxes and affordable lot rent. Schedule your showing before it's too late!

4. 2024-05-09
   listed $169,900 Active 888-char remark

   Show marketing remark (888 chars)

   Nestled in the popular Sunset Estates community, this modern 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort and luxury. As you step inside your eye will be drawn to the stunning Chicago Brick wall featuring a cozy fireplace. The open-concept living area is flooded with natural light, complemented by a sleek kitchen with stainless steel appliances, farmhouse sink, and tasteful tile backsplash. The primary suite features a walk-in closet and luxurious en-suite bathroom. The builder's upgrades for this former model home are too numerous to mention, and include drywall, real wood crown molding, recessed lighting, and high-quality cabinets and flooring. This spacious doublewide has only been lived in for two years. Don't miss your opportunity to live in luxury while enjoying low taxes and affordable lot rent. Schedule your showing before it's too late!

5. 2024-05-03
   historical $169,900 888-char remark

   Show marketing remark (888 chars)

   Nestled in the popular Sunset Estates community, this modern 3-bedroom, 2-bathroom manufactured home offers the perfect blend of comfort and luxury. As you step inside your eye will be drawn to the stunning Chicago Brick wall featuring a cozy fireplace. The open-concept living area is flooded with natural light, complemented by a sleek kitchen with stainless steel appliances, farmhouse sink, and tasteful tile backsplash. The primary suite features a walk-in closet and luxurious en-suite bathroom. The builder's upgrades for this former model home are too numerous to mention, and include drywall, real wood crown molding, recessed lighting, and high-quality cabinets and flooring. This spacious doublewide has only been lived in for two years. Don't miss your opportunity to live in luxury while enjoying low taxes and affordable lot rent. Schedule your showing before it's too late!

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,641 · $137/mo
• Expected delta: +$697/yr (+$58/mo · 73.9%)

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

Taxation est. · year 1

• Rental income: $18,809
• − Mortgage interest: −$8,290
• − Property taxes: −$944
• − Insurance: −$740
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,305
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,497/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its exterior and interior to improve its condition and value. The home is move-in ready with upgrades throughout, but a fresh coat of paint and new appliances would significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Paint chipping and wear
• Moderate interior paint — Worn appearance
• Minor kitchen appliances — Stainless steel, but dated appearance

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Paint interior walls — Improves interior appearance
• Resale Replace kitchen appliances — Modernizes kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Paint chipping and wear	Moderate	$3,000–15,000
interior paint · Worn appearance	Moderate	$3,000–15,000
kitchen appliances · Stainless steel, but dated appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Paint interior walls — Improves interior appearance ↑
• Resale Replace kitchen appliances — Modernizes kitchen and adds value ↑

ⓘ 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: Solanco SD
• NCES district ID: 4221810
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $57,326
• Composite: 38.41/100
• National rank: #4205
• State rank: #272 of 539 in PA

Livability — Providence

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

Census & demographics

• Population (ZIP): 5,452

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Polish 6% Lithuanian 4% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% 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: ▼ -47.65%
• Current HPI: 270.262
• 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

-12.9% since first listed

6 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-14 Listed $148,000 BRIGHT MLS
• 2024-08-16 Sold (MLS) $148,000 BRIGHT MLS
• 2024-06-03 Pending — BRIGHT MLS
• 2024-05-09 Listed $169,900 BRIGHT MLS
• 2024-05-03 Coming Soon $169,900 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2026): $944 · +5.0% YoY. Source: county tax records.