216 E Donegal St · Mount Joy, PA 17552

$169,900

3 bd · 1.0 ba · 1,116 sqft · Townhouse public records · 72 Days on market

Built 1900 2,614 sqft lot $152/sqft · 27% below area Est $231k · 27% under ↓ 19% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• 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

Opportunity awaits in the heart of Mount Joy Borough! This 3-bedroom, 1-bath home is a diamond in the rough, ready for a complete renovation to bring out its full potential. With a solid structure, spacious layout, and prime location near local shops and schools, this property is perfect for investors or those looking to create their dream home. Don't miss your chance—schedule a showing and envision the possibilities! The Property does feature a newer furnace and electrical panel.

Key facts

• Built 1900
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Donegal SD (rural): math 35% / reading 55% proficiency, ranked #251 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $231,248
• List price: $169,900
• Delta: -26.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Old Market St	0.52mi	3/2.5	1,144 (+2%)	11mo	$255,000	$223	57
538 Creekside Ln	0.38mi	3/1.5	1,245 (+12%)	11mo	$292,500	$235	52
150 Lefever Rd	0.45mi	3/1.5	1,245 (+12%)	11mo	$244,900	$197	49
130 Lefever Rd	0.44mi	3/1.5	1,245 (+12%)	12mo	$235,000	$189	48
513 Creekside Ln	0.42mi	3/1.5	1,245 (+12%)	23mo	$245,000	$197	40
68 W Main St	0.54mi	3/1.5	1,269 (+14%)	23mo	$224,000	$177	31
2142 Weeping Willow Ln	0.74mi	2/2.0 (-1)	1,247 (+12%)	8mo	$355,000	$285	30

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-15,205
• Equity at exit: $25,333

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,725
• Equity at exit: $14,690

Cash invested: $47,572 (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 17552

• Home prices YoY: -34.7%
• Active inventory: 101
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$225 /mo · $2,694/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $193

Break-even live

Break-even rent $1,502

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 New Haven St Mount Joy, PA	3.0	1.0	1100	$1,100	$1.00	14d	1	0.55mi
100 Crestwyck Cir Mount Joy, PA	1.0–2.0	1.0–2.0	1029	$2,481	$2.41	14d	6	1.17mi

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 72 DOM
2. 2026-06-17
   days on market $169,900 Active 71 DOM
3. 2026-06-16
   days on market $169,900 Active 70 DOM
4. 2026-06-15
   days on market $169,900 Active 69 DOM
5. 2026-06-14
   days on market $169,900 Active 67 DOM
6. 2026-06-13
   days on market $169,900 Active 66 DOM
7. 2026-06-10
   days on market $169,900 Active 64 DOM
8. 2026-06-09
   days on market $169,900 Active 63 DOM
9. 2026-06-08
   days on market $169,900 Active 62 DOM
10. 2026-06-07
    days on market $169,900 Active 61 DOM
11. 2026-06-05
    days on market $169,900 Active 58 DOM
12. 2026-06-03
    days on market $169,900 Active 57 DOM
13. 2026-06-02
    days on market $169,900 Active 56 DOM
14. 2026-06-01
    days on market $169,900 Active 55 DOM
15. 2026-05-31
    days on market $169,900 Active 54 DOM
16. 2026-05-30
    days on market $169,900 Active 53 DOM
17. 2026-05-19
    price $169,900 491-char remark

    Show marketing remark (491 chars)

    Opportunity awaits in the heart of Mount Joy Borough! This 3-bedroom, 1-bath home is a diamond in the rough, ready for a complete renovation to bring out its full potential. With a solid structure, spacious layout, and prime location near local shops and schools, this property is perfect for investors or those looking to create their dream home. Don't miss your chance—schedule a showing and envision the possibilities! The Property does feature a newer furnace and electrical panel.

18. 2026-04-18
    price $189,900 491-char remark

    Show marketing remark (491 chars)

    Opportunity awaits in the heart of Mount Joy Borough! This 3-bedroom, 1-bath home is a diamond in the rough, ready for a complete renovation to bring out its full potential. With a solid structure, spacious layout, and prime location near local shops and schools, this property is perfect for investors or those looking to create their dream home. Don't miss your chance—schedule a showing and envision the possibilities! The Property does feature a newer furnace and electrical panel.

19. 2026-04-08
    listed $209,900 Active 491-char remark

    Show marketing remark (491 chars)

    Opportunity awaits in the heart of Mount Joy Borough! This 3-bedroom, 1-bath home is a diamond in the rough, ready for a complete renovation to bring out its full potential. With a solid structure, spacious layout, and prime location near local shops and schools, this property is perfect for investors or those looking to create their dream home. Don't miss your chance—schedule a showing and envision the possibilities! The Property does feature a newer furnace and electrical panel.

20. 2026-04-03
    historical $209,900 491-char remark

    Show marketing remark (491 chars)

    Opportunity awaits in the heart of Mount Joy Borough! This 3-bedroom, 1-bath home is a diamond in the rough, ready for a complete renovation to bring out its full potential. With a solid structure, spacious layout, and prime location near local shops and schools, this property is perfect for investors or those looking to create their dream home. Don't miss your chance—schedule a showing and envision the possibilities! The Property does feature a newer furnace and electrical panel.

ⓘ 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: $2,694 · $225/mo
• Projected year-2 tax: $2,694 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $20,951
• − Mortgage interest: −$9,517
• − Property taxes: −$2,694
• − Insurance: −$850
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,943
• Taxable loss: −$404
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $2,413/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: Donegal SD
• NCES district ID: 4207650
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $60,514
• Composite: 39.56/100
• National rank: #3935
• State rank: #251 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

• Census place: Mount Joy, PA
• County: Lancaster County · 390,309 people
• City population: 19,761
• Metro: Lancaster, PA
• Population (ZIP): 19,761
• Household income: $97,683
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 429.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1% German/W. Germanic 0%

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: ▼ -138.72%
• Current HPI: 260.7061
• 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

-19.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $169,900 BRIGHT MLS
• 2026-04-18 Price Changed $189,900 BRIGHT MLS
• 2026-04-08 Listed $209,900 BRIGHT MLS
• 2026-04-03 Coming Soon $209,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $2,694 · +5.5% YoY. Source: county tax records.