177 Omaha Ave · Dover, PA 17315

$86,900

3 bd · 2.0 ba · 975 sqft · Land · 33 Days on market

Built 2022

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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 +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated 2015 Champion 3/2 with 1056 sqft in Thunderbird Terrace. Home is 16 x 66, very nicely redone and ready for new owners. Park is quiet and surrounded by fields and nature. Home has new furnace, water heater, stove, and refrigerator. All homes are required to have a shed. This property will need one. Park lot rent for 2026 : Lot rent is $551 (+$41 for water and +$50 for sewer). Dog (under 50lbs) extra $10/ month. Check park for breed restrictions. Trash is $74/Q through Penn Waste. Storage available for $60/month. Community Room for 1x fee of $10 for access card. This has full kitchen and dining set up for entertaining.

Key facts

• New furnace
• New stove
• Full kitchen

Tags

• NEW FURNACE
• NEW WATER HEATER
• NEW STOVE
• NEW REFRIGERATOR
• FULL KITCHEN

Property features AI

Finance

• Financial info: Ground rent $541 per month

Exterior

• Parking: Driveway with 2 spaces; 2 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Above-grade finished area per assessor
• Construction: Vinyl siding; Aluminum siding; Above grade and below grade structures
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $87k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.1% in Dover — 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 71/100 on livability (#680 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Dover Area SD (suburban): math 39% / reading 54% proficiency, ranked #232 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

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 $84,293 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 5.2

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $18,411
• Equity at exit: $12,957

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $57,929
• Equity at exit: $7,514

Cash invested: $24,332 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 170
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $510

Break-even live

Break-even rent $760

Max offer price $86,900

Occupancy floor 59%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 Fox Chase Dr Dover, PA	2.0	1.0	837	$1,295	$1.55	13d	1	0.34mi
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	13d	17	1.26mi

Listing history 17 events

1. 2026-06-18
   days on market $86,900 Active 33 DOM
2. 2026-06-17
   days on market $86,900 Active 32 DOM
3. 2026-06-16
   days on market $86,900 Active 31 DOM
4. 2026-06-15
   days on market $86,900 Active 30 DOM
5. 2026-06-14
   days on market $86,900 Active 28 DOM
6. 2026-06-13
   days on market $86,900 Active 27 DOM
7. 2026-06-10
   days on market $86,900 Active 25 DOM
8. 2026-06-09
   days on market $86,900 Active 24 DOM
9. 2026-06-08
   days on market $86,900 Active 23 DOM
10. 2026-06-07
    days on market $86,900 Active 22 DOM
11. 2026-06-05
    days on market $86,900 Active 19 DOM
12. 2026-06-02
    days on market $86,900 Active 17 DOM
13. 2026-06-01
    remarks 636-char remark
14. 2026-06-01
    days on market $86,900 Active 16 DOM
15. 2026-05-31
    days on market $86,900 Active 15 DOM
16. 2026-05-30
    days on market $86,900 Active 14 DOM
17. 2026-05-16
    listed $86,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,866
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,528
• Taxable income: $5,034
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $4,910/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: Dover Area SD
• NCES district ID: 4207680
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $56,418
• Composite: 40.44/100
• National rank: #3725
• State rank: #232 of 539 in PA

Livability — Dover

• Score: 71/100
• State rank: #680
• US rank: #6649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weigelstown, PA
• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

1 event — show timeline

• 2026-05-16 Listed $86,900 BRIGHT MLS