64 Ridgewood Mnr · Mount Joy, PA 17545

$216,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 34 Days on market

Built 2008 1,742 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's easy to see yourself relaxing on the front porch of this corner property watching the deer in the field and waving to your neighbors as they drive by to get their mail. This spacious, one floor living offers an open layout with a living room, dining room, galley kitchen and breakfast nook. All appliances are included in the property. A back deck offers coverage for bringing in groceries straight from the garage. Where do you want to go? With access to any direction, you can quickly be on your way with a short commute to an airport, Hershey, Harrisburg and Lancaster.

Key facts

• 1,742 sq ft lot
• Garage
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $217k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $207k (4.4% below list).
• Recommended offer: $207k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.6% in Mount Joy — 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 86/100 on livability (#59 in PA, #410 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 34 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $129k; list at $217k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $207,458 (4.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $120,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Ridgewood Mnr	0.15mi	3/2.0	1,680 (-9%)	9mo	$110,000	$65	70

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-16,512
• Equity at exit: $32,340

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,442
• Equity at exit: $18,754

Cash invested: $60,732 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,137
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $294

Break-even live

Break-even rent $1,703

Max offer price $216,900

Occupancy floor 81%

Sensitivity live

Price	-10% $416	-5% $355	+0% $294	+5% $232	+10% $171
Rent	-10% $130	-5% $212	+0% $294	+5% $376	+10% $457
Rate	-1.0pp $403	-0.5pp $349	base $294	+0.5pp $237	+1.0pp $180

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Crestwyck Cir Mount Joy, PA	1.0–2.0	1.0–2.0	1029	$2,481	$2.41	16d	6	0.90mi

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-15
   price $216,900
4. 2026-04-08
   status Active
5. 2026-04-06
   historical Active Under Contract
6. 2026-03-31
   price $219,000
7. 2026-03-17
   listed $220,000 Active
8. 2026-03-10
   historical $220,000
9. 2023-12-06
   soldstatus $129,000 Closed 577-char remark

   Show marketing remark (577 chars)

   It's easy to see yourself relaxing on the front porch of this corner property watching the deer in the field and waving to your neighbors as they drive by to get their mail. This spacious, one floor living offers an open layout with a living room, dining room, galley kitchen and breakfast nook. All appliances are included in the property. A back deck offers coverage for bringing in groceries straight from the garage. Where do you want to go? With access to any direction, you can quickly be on your way with a short commute to an airport, Hershey, Harrisburg and Lancaster.

10. 2023-11-11
    status Pending 577-char remark

    Show marketing remark (577 chars)

    It's easy to see yourself relaxing on the front porch of this corner property watching the deer in the field and waving to your neighbors as they drive by to get their mail. This spacious, one floor living offers an open layout with a living room, dining room, galley kitchen and breakfast nook. All appliances are included in the property. A back deck offers coverage for bringing in groceries straight from the garage. Where do you want to go? With access to any direction, you can quickly be on your way with a short commute to an airport, Hershey, Harrisburg and Lancaster.

11. 2023-11-08
    listed $133,000 Active 577-char remark

    Show marketing remark (577 chars)

    It's easy to see yourself relaxing on the front porch of this corner property watching the deer in the field and waving to your neighbors as they drive by to get their mail. This spacious, one floor living offers an open layout with a living room, dining room, galley kitchen and breakfast nook. All appliances are included in the property. A back deck offers coverage for bringing in groceries straight from the garage. Where do you want to go? With access to any direction, you can quickly be on your way with a short commute to an airport, Hershey, Harrisburg and Lancaster.

12. 2023-11-05
    historical $133,000 577-char remark

    Show marketing remark (577 chars)

    It's easy to see yourself relaxing on the front porch of this corner property watching the deer in the field and waving to your neighbors as they drive by to get their mail. This spacious, one floor living offers an open layout with a living room, dining room, galley kitchen and breakfast nook. All appliances are included in the property. A back deck offers coverage for bringing in groceries straight from the garage. Where do you want to go? With access to any direction, you can quickly be on your way with a short commute to an airport, Hershey, Harrisburg and Lancaster.

ⓘ 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: $1,410 · $118/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$1,008/yr (+$84/mo · 71.5%)

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

Taxation est. · year 1

• Rental income: $24,895
• − Mortgage interest: −$12,150
• − Property taxes: −$1,410
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,310
• Taxable loss: −$43
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,533/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 — Mount Joy

• Score: 86/100
• State rank: #59
• US rank: #410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 19,761
• 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

+63.1% since first listed

12 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-21 Contingent — BRIGHT MLS
• 2026-04-15 Price Changed $216,900 BRIGHT MLS
• 2026-04-08 Relisted — BRIGHT MLS
• 2026-04-06 Contingent — BRIGHT MLS
• 2026-03-31 Price Changed $219,000 BRIGHT MLS
• 2026-03-17 Listed $220,000 BRIGHT MLS
• 2026-03-10 Coming Soon $220,000 BRIGHT MLS
• 2023-12-06 Sold (MLS) $129,000 BRIGHT MLS
• 2023-11-11 Pending — BRIGHT MLS
• 2023-11-08 Listed $133,000 BRIGHT MLS
• 2023-11-05 Coming Soon $133,000 BRIGHT MLS

Property tax history

-1.0%/yr

Latest (2026): $1,410 · +3.8% YoY. Source: county tax records.