36 Maple Ave · Cornwall, PA 17545

$159,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 5 Days on market

Built 1989 $410/mo HOA · 26% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 36 Maple Avenue! This home is located in the desirable Gretna Springs 55+ Community. With 2 bedrooms, 2 full bathrooms, and over 1,200 sq ft, this home features a large living room that flows into the kitchen and dining area which overlooks the private backyard. The primary bedroom has an attached full bathroom, and there is an additional bedroom and an additional full bathroom. The covered back deck is perfect for relaxing or entertaining outdoors! There is also a shed on the property which offers additional storage. This home is centrally located off Route 72, just minutes from the PA Turnpike and Route 322. Lot rent includes water, sewer, trash, and access to the community cen

Key facts

• 3 parking spots
• Built 1989
• Listed 5 days

Property features AI

Finance

• Other: Ownership interest: Ground rent
• HOA & community: Monthly ground rent/HOA fee of $410; HOA covers water, sewer and trash; Community amenities include billiard room, community center, exercise room, library and meeting room

Exterior

• Parking: Attached carport (1 space); Paved driveway with 2 spaces; Total of 3 garage/parking spaces
• Utilities: Community water; Private sewer; Underground utilities; 200+ amp electric service; Electric hot water
• Home design: Manufactured / modular double-wide; Senior community (55+); Good condition; Not in a federal flood zone; 2+ access exits
• Construction: Shingle roof; Slab foundation; Estimated year built; Manufactured construction materials
• Exterior features: Porch(es); Deck(s); Outbuilding(s) and shed; Exterior lighting; Play area; Front yard; Rear yard; Backs to trees / trees/wooded

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator; Built-in microwave
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Entry-level bedroom; Family room off the kitchen; Traditional floor plan
• Laundry & utility: Washer and dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (21.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $126k (21.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 0.9% in Cornwall — 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 70/100 on livability (#740 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornwall El Sch (math 46% / reading 70%, grade C+, #430 of 1,518 statewide, top 29%, 534 students, 33% FRL); Cedar Crest Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 1,302 students, 44% FRL); Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL).
• Market conditions: 81 active listings in the ZIP; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 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 $5k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $126,106 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.00% ✓
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 8.3

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: -24.8%
• Equity multiple: 0.15×
• Total profit: $-37,853
• Equity at exit: $23,842

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-47,671
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$67
• HOA: −$410
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-191

Break-even live

Break-even rent $1,846

Max offer price $126,106

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-146	+0% $-191	+5% $-237	+10% $-282
Rent	-10% $-318	-5% $-255	+0% $-191	+5% $-128	+10% $-65
Rate	-1.0pp $-111	-0.5pp $-151	base $-191	+0.5pp $-233	+1.0pp $-275

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: watersewertrash

Listing history 3 events

1. 2026-05-13
   status Pending 829-char remark
2. 2026-05-08
   listed $159,900 Active 829-char remark
3. 2026-05-01
   historical $159,900 829-char remark

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $2,121 · $177/mo
• Expected delta: +$405/yr (+$34/mo · 23.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,244
• − Mortgage interest: −$8,957
• − Property taxes: −$1,716
• − Insurance: −$800
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$4,920
• − Depreciation: −$4,652
• Taxable loss: −$4,880
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-1,124/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Cornwall

• Score: 70/100
• State rank: #740
• US rank: #7415

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ 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
• City population: 40,670
• 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 (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

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 · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

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

-6.2% since first listed

4 events — show timeline

• 2026-05-29 Sold (MLS) $150,000 BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-08 Listed $159,900 BRIGHT MLS
• 2026-05-01 Coming Soon $159,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $1,716 · +4.3% YoY. Source: county tax records.