116 Walmar Mnr Mnr · Franklin, PA 17019

$59,977

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 25 Days on market

Built 2005

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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 +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

Key facts

• 2 parking spots
• Community pool
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 4.8% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Northern York County SD (rural): math 35% / reading 57% proficiency, ranked #223 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 92 active listings in the ZIP; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $60k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $59,077 (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: 2.77% ✓
• Cap rate: 24.29%
• Cash-on-cash: 64.26%
• DSCR: 3.86
• GRM: 3.0

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: 63.4%
• Equity multiple: 3.83×
• Total profit: $47,584
• Equity at exit: $8,943

10-year hold

• IRR: 67.8%
• Equity multiple: 7.86×
• Total profit: $115,286
• Equity at exit: $5,186

Cash invested: $16,794 (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 17019

• Home prices YoY: -26.9%
• Active inventory: 92
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $899

Break-even live

Break-even rent $520

Max offer price $59,977

Occupancy floor 41%

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: $14,994
• Closing costs: $1,799
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-09
   status Pending 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

2. 2026-05-05
   price $59,977 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

3. 2026-04-14
   status Active 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

4. 2026-04-06
   historical 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

5. 2026-04-06
   listed $64,977 Active 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

6. 2026-03-19
   historical $64,977 936-char remark

   Show marketing remark (936 chars)

   Nestled in the charming Walmar Manor community, this delightful 3-bedroom, 1-bathroom manufactured home offers a perfect blend of comfort and convenience. Built in 2005, this well-maintained single-wide home features a warm and inviting atmosphere, enhanced by its vinyl siding and cozy interior. Step outside to enjoy the welcoming awning, perfect for relaxing on sunny days. The community boasts a refreshing pool, ideal for summer gatherings and leisurely afternoons. Inside, you'll find a functional layout with essential appliances, including an electric dryer, gas oven/range, refrigerator, and washer, making daily living effortless. The main floor laundry adds to the convenience, ensuring chores are easily managed. Walmar Manor is not just a place to live; it's a vibrant community. Residents enjoy access to nearby parks, perfect for outdoor activities and leisurely strolls. Experience the convenience of Walmar Manor today!

7. 2005-10-17
   soldstatus $30,976

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$46/yr (+$4/mo · 5.4%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,902
• − Mortgage interest: −$3,360
• − Property taxes: −$856
• − Insurance: −$300
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$1,745
• Taxable income: $10,457
• Est. tax owed @ 24.0%: −$2,510
• After-tax cash flow: $8,283/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: Northern York County SD
• NCES district ID: 4217760
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $65,255
• Composite: 40.84/100
• National rank: #3629
• State rank: #223 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,294

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -93.66%
• Current HPI: 254.4777
• Rent YoY: —
• Metro: —
• 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

+93.6% since first listed

7 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-05-05 Price Changed $59,977 BRIGHT MLS
• 2026-04-14 Relisted — BRIGHT MLS
• 2026-04-06 Listing Removed — BRIGHT MLS
• 2026-04-06 Listed $64,977 BRIGHT MLS
• 2026-03-19 Coming Soon $64,977 BRIGHT MLS
• 2005-10-17 Sold (Public Records) $30,976 Public Records

Property tax history

+3.0%/yr

Latest (2025): $856 · +1.1% YoY. Source: county tax records.