1104 W Elm Ave W · Conewago, PA 17331

$135,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 27 Days on market

Built 1989 4,792 sqft lot $172/sqft · 34% below area Est $203k · 34% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE. MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS. THE MONTHLY "GROUND RENT" IS $500 PLUS UTILITIES & TRASH. NEW OWNER MUST APPROVE CANDIDATE & NEW OWNER WILL PROVIDE A GROUND LEASE AGREEMENT BETWEEN OWNER & SELECTED CANDIDATE * OWNER HAS APPLICATIONS INSIDE FOR INTERESTED CANDIDATES TO FILL OUT SO PLEASE TAKE ONE.

Key facts

• New drywall
• Vapor barrier system
• Updated bathroom

Tags

• RENOVATED MOBILE HOME
• NEW DRYWALL
• LUXURY VINYL PLANK FLOORING
• UPDATED BATHROOM
• NEW WINDOWS
• VAPOR BARRIER SYSTEM

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$203,082) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (2.5% below list).
• Recommended offer: $132k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 386 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 265% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,622 (2.5% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $203,082
• List price: $135,000
• Delta: -81.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,245
• Equity at exit: $20,129

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $16,954
• Equity at exit: $11,672

Cash invested: $37,800 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 386
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$708
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $179

Break-even live

Break-even rent $1,090

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Maple Ave Hanover, PA	2.0	2.0	900	$1,295	$1.44	14d	1	0.10mi
285 South St Hanover, PA	3.0	1.5	1000	$1,350	$1.35	14d	1	0.32mi
203 W Clearview Rd Hanover, PA	1.0–2.0	1.0	844	$1,660	$1.97	13d	14	0.62mi
125 Grant Dr Hanover, PA	3.0	2.0	780	$1,445	$1.85	21d	1	1.08mi
65 North St Unit 36 McSherrystown, PA	2.0	1.0	800	$1,195	$1.49	14d	1	1.17mi
65 North St Unit 88 McSherrystown, PA	2.0	1.0	1000	$1,425	$1.43	14d	1	1.17mi
65 North St Apt 62 McSherrystown, PA	2.0	1.0	1000	$1,350	$1.35	44d	1	1.17mi
5 Center Sq Unit 37 Hanover, PA	1.0	1.0	527	$795	$1.51	21d	1	1.34mi
11 Penn St Unit 2nd Fl Hanover, PA	2.0	1.0	1000	$1,050	$1.05	14d	1	1.36mi
342 E Walnut St Unit 29 Hanover, PA	2.0	1.0	700	$945	$1.35	21d	1	1.46mi
24 E Middle St Apt A Hanover, PA	1.0	1.0	700	$1,400	$2.00	14d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 27 DOM
2. 2026-06-17
   days on market $135,000 Active 26 DOM
3. 2026-06-16
   days on market $135,000 Active 25 DOM
4. 2026-06-15
   days on market $135,000 Active 24 DOM
5. 2026-06-14
   days on market $135,000 Active 22 DOM
6. 2026-06-13
   days on market $135,000 Active 21 DOM
7. 2026-06-10
   days on market $135,000 Active 19 DOM
8. 2026-06-09
   days on market $135,000 Active 18 DOM
9. 2026-06-08
   days on market $135,000 Active 17 DOM
10. 2026-06-07
    days on market $135,000 Active 16 DOM
11. 2026-06-02
    days on market $135,000 Active 11 DOM
12. 2026-06-01
    days on market $135,000 Active 10 DOM
13. 2026-05-31
    days on market $135,000 Active 9 DOM
14. 2026-05-30
    days on market $135,000 Active 8 DOM
15. 2026-04-30
    listed $37,000 Active 719-char remark

    Show marketing remark (719 chars)

    CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE. MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS. THE MONTHLY "GROUND RENT" IS $500 PLUS UTILITIES & TRASH. NEW OWNER MUST APPROVE CANDIDATE & NEW OWNER WILL PROVIDE A GROUND LEASE AGREEMENT BETWEEN OWNER & SELECTED CANDIDATE * OWNER HAS APPLICATIONS INSIDE FOR INTERESTED CANDIDATES TO FILL OUT SO PLEASE TAKE ONE.

16. 2026-04-29
    soldstatus $100,000 Closed 710-char remark

    Show marketing remark (710 chars)

    CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE & ITS ON ITS OWN LAND. .. NO PARK RENT. .. THAT SAVES A LOT OF MONEY * SO MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS AS DUE TO AGE MORE THAN LIKELY YOU WILL NOT BE ABLE TO OBTAIN FINANCING. SELLER PREVIOUSLY HAD PROPERTY RENTED FOR $1200 MONTH * SELLER NEVER LIVED AT PROPERTY * BUYER(S) TO VERIFY ANY AND ALL INFORMATION *

17. 2026-04-16
    status Pending 710-char remark

    Show marketing remark (710 chars)

    CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE & ITS ON ITS OWN LAND. .. NO PARK RENT. .. THAT SAVES A LOT OF MONEY * SO MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS AS DUE TO AGE MORE THAN LIKELY YOU WILL NOT BE ABLE TO OBTAIN FINANCING. SELLER PREVIOUSLY HAD PROPERTY RENTED FOR $1200 MONTH * SELLER NEVER LIVED AT PROPERTY * BUYER(S) TO VERIFY ANY AND ALL INFORMATION *

18. 2026-04-14
    listed $100,000 Active 710-char remark

    Show marketing remark (710 chars)

    CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE & ITS ON ITS OWN LAND. .. NO PARK RENT. .. THAT SAVES A LOT OF MONEY * SO MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS AS DUE TO AGE MORE THAN LIKELY YOU WILL NOT BE ABLE TO OBTAIN FINANCING. SELLER PREVIOUSLY HAD PROPERTY RENTED FOR $1200 MONTH * SELLER NEVER LIVED AT PROPERTY * BUYER(S) TO VERIFY ANY AND ALL INFORMATION *

19. 2026-04-13
    historical $100,000 710-char remark

    Show marketing remark (710 chars)

    CONEWAGO TOWNSHIP OFFERS THIS 2 BEDROOM MOBILE HOME FOR SALE & ITS ON ITS OWN LAND. .. NO PARK RENT. .. THAT SAVES A LOT OF MONEY * SO MANY RENOVATIONS DONE INCLUDING NEW DRY WALL, ALL NEW LVP FLOORING, TOTALLY NEW BATHROOM, ALL NEW WINDOWS BUT ONE * SELLER ALSO HAD A PROFESSIONAL COMPANY INSTALL A VAPOR BARRIER UNDER MOBILE HOME & INSTALL ALL NEW SKIRTING. HERE'S YOUR CHANCE TO OWN INSTEAD OF RENTING & THE TAXES ARE INCREDIBLY LOW. .. PUBLIC UTILITIES. "CASH" CONTRACTS AS DUE TO AGE MORE THAN LIKELY YOU WILL NOT BE ABLE TO OBTAIN FINANCING. SELLER PREVIOUSLY HAD PROPERTY RENTED FOR $1200 MONTH * SELLER NEVER LIVED AT PROPERTY * BUYER(S) TO VERIFY ANY AND ALL INFORMATION *

20. 2025-02-25
    soldstatus $25,000 Closed
21. 2024-10-29
    status Pending
22. 2024-10-29
    listed $25,000 Active

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$487/yr (+$41/mo · 42.1%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,795
• − Mortgage interest: −$7,562
• − Property taxes: −$1,158
• − Insurance: −$675
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,927
• Taxable loss: −$55
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,162/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Conewago

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

Census & demographics

• Census place: Midway, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• 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

+48.0% since first listed

8 events — show timeline

• 2026-04-30 Listed $37,000 BRIGHT MLS
• 2026-04-29 Sold (MLS) $100,000 BRIGHT MLS
• 2026-04-16 Pending — BRIGHT MLS
• 2026-04-14 Listed $100,000 BRIGHT MLS
• 2026-04-13 Coming Soon $100,000 BRIGHT MLS
• 2025-02-25 Sold (MLS) $25,000 BRIGHT MLS
• 2024-10-29 Pending — BRIGHT MLS
• 2024-10-29 Listed $25,000 BRIGHT MLS

Property tax history

+4.3%/yr

Latest (2026): $1,158 · +13.0% YoY. Source: county tax records.