124 Teal Ter · East Hempfield, PA 17601

$289,000

3 bd · 1.5 ba · 2,340 sqft · Townhouse public records · 1 Days on market

Built 1997 Est $480k · 40% under $294/mo HOA · 10% 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• Schools +5.1/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate East Hempfield condo with private rear deck overlooking an amazing wooded setting! Finished daylight basement with a bar, electric fireplace, and additional storage room. First floor laundry (washer & dryer stay). Spacious rooms throughout. Maintenance free living in a great location!

Key facts

• $294 HOA
• Garage
• Built 1997

Property features AI

Finance

• HOA & community: Condo fee $294 monthly; Condo fee includes exterior building maintenance, lawn maintenance, snow removal, and common area maintenance; One-time other fee of $26.48

Exterior

• Parking: Front-entry attached garage (1-car); Driveway parking (1 space); Off-street parking; total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Condominium ownership; Interior townhouse/rowhouse; Excellent condition
• Construction: Vinyl siding; Composite roof; Active radon mitigation; Full basement, partially finished; Built (year source: assessor)
• Exterior features: Deck(s); Porch(es); Front yard; Private, level lot that backs to trees; Trees/wooded

Interior

• Kitchen: Dishwasher; Disposal; Electric oven/range; Range hood
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Wood floors
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric hot water; 200+ amp electric service
• Interior features: Attic; Bar; Breakfast area; Kitchen with eat-in and table space; Ceiling fans; Carpet; Wood floors; Sliding glass and storm doors
• Laundry & utility: Front-loading washer; Electric dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hempfield SD (suburban): math 50% / reading 65% proficiency, ranked #81 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Landisville Pri Ctr (math 57% / reading 72%, grade B, #249 of 1,518 statewide, top 19%, 591 students, 28% FRL); Landisville Ms (math 38% / reading 64%, grade C, #116 of 512 statewide, top 24%, 511 students, 35% FRL); Hempfield Shs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 2,268 students, 33% FRL).
• Market conditions: Rents rising (+4.0%/yr); 321 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• This rent runs 36% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; list at $289k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,000

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: 1.07% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $479,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Landon Way	0.13mi	4/4.0 (+1)	2,364 (+1%)	1mo	$485,000	$205	76
121 Pentail Dr	0.03mi	3/2.5	2,442 (+4%)	13mo	$326,000	$133	76
145 Mallard Dr	0.05mi	3/1.5	2,008 (-14%)	0mo	$270,000	$134	74
1459 Hammock Way	0.63mi	3/2.5	2,168 (-7%)	1mo	$480,000	$221	54

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 · 3.99% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-30,418
• Equity at exit: $43,091

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $4,193
• Equity at exit: $24,987

Cash invested: $80,920 (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 17601

• Rents YoY: 4.0%
• Active inventory: 321
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,090 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$305 /mo · $3,664/yr
• Insurance: −$120
• HOA: −$294
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $206

Break-even live

Break-even rent $2,829

Max offer price $289,000

Occupancy floor 88%

Sensitivity live

Price	-10% $369	-5% $288	+0% $206	+5% $124	+10% $42
Rent	-10% $-38	-5% $84	+0% $206	+5% $328	+10% $450
Rate	-1.0pp $351	-0.5pp $279	base $206	+0.5pp $131	+1.0pp $55

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 Rohrerstown Rd Lancaster, PA	3.0	2.0	1800	$3,700	$2.06	14d	1	0.14mi
923 Rohrerstown Rd Lancaster, PA	3.0	1.5	2128	$2,195	$1.03	24d	1	1.06mi
590 Candlewyck Rd Lancaster, PA	2.0–4.0	1.5	1475	$2,158	$1.46	14d	8	1.44mi

HOA detail

• Monthly dues: $294 · $3,528/yr
• Likely covers: electric

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $289,000 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: $3,664 · $305/mo
• Projected year-2 tax: $4,115 · $343/mo
• Expected delta: +$451/yr (+$38/mo · 12.3%)

ⓘ 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 6 d/yr ≥102°F today · 13 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: $37,081
• − Mortgage interest: −$16,188
• − Property taxes: −$3,664
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − HOA: −$3,528
• − Depreciation: −$8,407
• Taxable loss: −$2,085
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $2,971/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: Hempfield SD
• NCES district ID: 4211790
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $67,908
• Composite: 50.66/100
• National rank: #1829
• State rank: #81 of 539 in PA

Livability — East Hempfield

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

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 56,382
• Household income: $102,435
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1296.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -383.04%
• Current HPI: 257.0336
• Rent YoY: ▲ 3.99%
• 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

+193.1% since first listed

16 events — show timeline

• 2026-06-19 Coming Soon $289,000 BRIGHT MLS
• 2018-12-11 Sold (Public Records) $169,900 Public Records
• 2018-12-07 Sold (MLS) $169,900 BRIGHT MLS
• 2018-09-17 Pending — BRIGHT MLS
• 2018-09-14 Listed $169,900 BRIGHT MLS
• 2016-01-22 Sold (Public Records) $159,000 Public Records
• 2016-01-22 Sold (MLS) $159,000 BRIGHT MLS
• 2015-11-01 Listed $165,000 BRIGHT MLS
• 2012-04-11 Sold (Public Records) $135,500 Public Records
• 2012-04-02 Sold (MLS) $135,500 BRIGHT MLS
• 2011-08-19 Listed $144,500 BRIGHT MLS
• 2010-12-23 Sold (Public Records) $154,000 Public Records
• 2010-12-22 Sold (MLS) $154,000 BRIGHT MLS
• 2010-11-09 Listing Removed — BRIGHT MLS
• 2010-06-24 Listed $169,900 BRIGHT MLS
• 1997-08-01 Sold (Public Records) $98,600 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,664 · +7.1% YoY. Source: county tax records.