525 Pine Dr · Hellam, PA 17406

$29,900

2 bd · 1.0 ba · 732 sqft · Manufactured public records · 92 Days on market

Built 1969 $41/sqft · 19% below area Est $37k · 19% under ↓ 8% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BR/1BA mobile home has 732 square feet of living space. It is located in the very quiet Brookhaven Mobile Home Park in York, PA. The mobile home has brand new paint, flooring and kitchen cabinets. Gas stove and shed are included in the sale. Current lot rent is $670 per month. There is a separate fee of $50 per month for sewer.

Key facts

• Shed
• Brand new flooring
• Gas stove

Tags

• BRAND NEW PAINT
• BRAND NEW FLOORING
• BRAND NEW KITCHEN CABINETS
• GAS STOVE
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
6. 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.
7. 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: 4.76% ✓
• Cap rate: 43.12%
• Cash-on-cash: 131.52%
• DSCR: 6.85
• GRM: 1.8

CMA / ARV

• ARV (median comp): $36,788
• List price: $29,900
• Delta: -18.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Clover Dr	0.08mi	2/1.0	712 (-3%)	10mo	$40,000	$56	84
104 Concord Ave	0.20mi	3/1.0 (+1)	828 (+13%)	22mo	$12,800	$15	46

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: —
• Equity multiple: 7.40×
• Total profit: $53,617
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.58×
• Total profit: $122,028
• Equity at exit: $2,585

Cash invested: $8,372 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $918

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 31%

Sensitivity live

Price	-10% $938	-5% $928	+0% $918	+5% $907	+10% $897
Rent	-10% $805	-5% $861	+0% $918	+5% $974	+10% $1,030
Rate	-1.0pp $933	-0.5pp $925	base $918	+0.5pp $910	+1.0pp $902

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $29,900 Active 92 DOM
2. 2026-06-18
   days on market $29,900 Active 89 DOM
3. 2026-06-17
   days on market $29,900 Active 88 DOM
4. 2026-06-16
   days on market $29,900 Active 87 DOM
5. 2026-06-15
   days on market $29,900 Active 86 DOM
6. 2026-06-14
   days on market $29,900 Active 84 DOM
7. 2026-06-13
   days on market $29,900 Active 83 DOM
8. 2026-06-10
   days on market $29,900 Active 81 DOM
9. 2026-06-09
   days on market $29,900 Active 80 DOM
10. 2026-06-08
    days on market $29,900 Active 79 DOM
11. 2026-06-07
    days on market $29,900 Active 78 DOM
12. 2026-06-03
    days on market $29,900 Active 74 DOM
13. 2026-06-02
    days on market $29,900 Active 73 DOM
14. 2026-06-01
    days on market $29,900 Active 72 DOM
15. 2026-05-31
    days on market $29,900 Active 71 DOM
16. 2026-05-30
    days on market $29,900 Active 70 DOM
17. 2026-05-13
    price $29,900 330-char remark

    Show marketing remark (330 chars)

    2BR/1BA mobile home has 732 square feet of living space. It is located in the very quiet Brookhaven Mobile Home Park in York, PA. The mobile home has brand new paint, flooring and kitchen cabinets. Gas stove and shed are included in the sale. Current lot rent is $670 per month. There is a separate fee of $50 per month for sewer.

18. 2026-03-21
    listed $32,500 Active 330-char remark

    Show marketing remark (330 chars)

    2BR/1BA mobile home has 732 square feet of living space. It is located in the very quiet Brookhaven Mobile Home Park in York, PA. The mobile home has brand new paint, flooring and kitchen cabinets. Gas stove and shed are included in the sale. Current lot rent is $670 per month. There is a separate fee of $50 per month for sewer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,077
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$870
• Taxable income: $11,202
• Est. tax owed @ 24.0%: −$2,688
• After-tax cash flow: $8,323/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Hellam

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

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.81%
• Current HPI: 245.4821
• Rent YoY: —
• Metro: York-Hanover, 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

-8.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $29,900 BRIGHT MLS
• 2026-03-21 Listed $32,500 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $52 · +5.0% YoY. Source: county tax records.