489 Brendon Dr · Leola, PA 17540

$65,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 17 Days on market

Built 1988

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready -IMMEDIATE OCCUPANCY - Enjoy the holidays in your new home in scenic Leola, Lancaster county. 1988 COMMODORE 14x80 has tons of living space, new furnace in 2012 and new roof 2012 with 40 yr warranty. All appliances stay and own the propane tanks too. Pet friendly policy. $417/mo lot rent W/ S/T. Cheap yearly taxes. (Washer & Dryer will be replaced with another set. ) See 26 Pics.

Key facts

• Newer roof
• Storage space
• Central air

Tags

• NEWER ROOF
• CENTRAL AIR
• STORAGE SPACE

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed with size/weight limits, number limits, and certain breed restrictions; Annual ground rent noted in income/expense list
• Financial info: Ground rent $555 per month; Ownership: Ground rent arrangement
• HOA & community: Association covers snow removal

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home (single wide, Commodore); One-story layout (main-level living); Year built per assessor
• Construction: Vinyl siding; Shingle roof; Building not winterized
• Exterior features: Shed; Rented lot; Ground rent applies (paid monthly)

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Paneled walls; Exterior lighting (around the home)
• Laundry & utility: Washer and dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 3.4% in Leola — 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 72/100 on livability (#646 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime A-; Watch: schools D, amenities F, commute F.
• Conestoga Valley SD (suburban): math 43% / reading 59% proficiency, ranked #156 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $43k; list at $65k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.03% ✓
• Cap rate: 27.93%
• Cash-on-cash: 77.26%
• DSCR: 4.44
• GRM: 2.7

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: 77.3%
• Equity multiple: 4.52×
• Total profit: $64,090
• Equity at exit: $9,692

10-year hold

• IRR: 80.8%
• Equity multiple: 9.34×
• Total profit: $151,872
• Equity at exit: $5,620

Cash invested: $18,200 (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 17540

• Home prices YoY: -27.3%
• Active inventory: 26
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,172

Break-even live

Break-even rent $489

Max offer price $65,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,209	-5% $1,190	+0% $1,172	+5% $1,153	+10% $1,135
Rent	-10% $1,016	-5% $1,094	+0% $1,172	+5% $1,250	+10% $1,328
Rate	-1.0pp $1,205	-0.5pp $1,188	base $1,172	+0.5pp $1,155	+1.0pp $1,138

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-04
   status Pending
4. 2026-03-29
   listed $65,000 Active
5. 2018-12-21
   soldstatus $43,000 Closed 404-char remark

   Show marketing remark (404 chars)

   Move in ready -IMMEDIATE OCCUPANCY - Enjoy the holidays in your new home in scenic Leola, Lancaster county. 1988 COMMODORE 14x80 has tons of living space, new furnace in 2012 and new roof 2012 with 40 yr warranty. All appliances stay and own the propane tanks too. Pet friendly policy. $417/mo lot rent W/ S/T. Cheap yearly taxes. (Washer & Dryer will be replaced with another set. ) See 26 Pics.

6. 2018-12-08
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Move in ready -IMMEDIATE OCCUPANCY - Enjoy the holidays in your new home in scenic Leola, Lancaster county. 1988 COMMODORE 14x80 has tons of living space, new furnace in 2012 and new roof 2012 with 40 yr warranty. All appliances stay and own the propane tanks too. Pet friendly policy. $417/mo lot rent W/ S/T. Cheap yearly taxes. (Washer & Dryer will be replaced with another set. ) See 26 Pics.

7. 2018-11-29
   historical Active Under Contract 404-char remark

   Show marketing remark (404 chars)

   Move in ready -IMMEDIATE OCCUPANCY - Enjoy the holidays in your new home in scenic Leola, Lancaster county. 1988 COMMODORE 14x80 has tons of living space, new furnace in 2012 and new roof 2012 with 40 yr warranty. All appliances stay and own the propane tanks too. Pet friendly policy. $417/mo lot rent W/ S/T. Cheap yearly taxes. (Washer & Dryer will be replaced with another set. ) See 26 Pics.

8. 2018-11-20
   listed $42,500 Active 404-char remark

   Show marketing remark (404 chars)

   Move in ready -IMMEDIATE OCCUPANCY - Enjoy the holidays in your new home in scenic Leola, Lancaster county. 1988 COMMODORE 14x80 has tons of living space, new furnace in 2012 and new roof 2012 with 40 yr warranty. All appliances stay and own the propane tanks too. Pet friendly policy. $417/mo lot rent W/ S/T. Cheap yearly taxes. (Washer & Dryer will be replaced with another set. ) See 26 Pics.

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $625 · $52/mo
• Expected delta: +$402/yr (+$34/mo · 180.8%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,670
• − Mortgage interest: −$3,641
• − Property taxes: −$223
• − Insurance: −$325
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$1,891
• Taxable income: $13,803
• Est. tax owed @ 24.0%: −$3,313
• After-tax cash flow: $10,749/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: Conestoga Valley SD
• NCES district ID: 4206480
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $56,234
• Composite: 44.15/100
• National rank: #2861
• State rank: #156 of 539 in PA

Livability — Leola

• Score: 72/100
• State rank: #646
• US rank: #6281

Category grades

Amenities F Commute F 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: 10,728
• Metro: Lancaster, PA
• Population (ZIP): 10,728
• Household income: $91,895
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 159.0

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 8% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Scandinavian 3% Italian 3% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 79% English-only · German/W. Germanic 10% Spanish 5% Other Asian/Pacific 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: ▼ -97.94%
• Current HPI: 260.303
• 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

+52.9% since first listed

8 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-10 Relisted — BRIGHT MLS
• 2026-04-04 Pending — BRIGHT MLS
• 2026-03-29 Listed $65,000 BRIGHT MLS
• 2018-12-21 Sold (MLS) $43,000 BRIGHT MLS
• 2018-12-08 Pending — BRIGHT MLS
• 2018-11-29 Contingent — BRIGHT MLS
• 2018-11-20 Listed $42,500 BRIGHT MLS

Property tax history

-3.6%/yr

Latest (2026): $223 · +5.1% YoY. Source: county tax records.