3715 Stony Brook Dr #15 · Springettsbury, PA 17402

$79,900

3 bd · 1.0 ba · 2,623 sqft · Land public records · 129 Days on market

Built 1986 $30/sqft · 89% below area

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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
• 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

A must see in York County! Shade Rest MHP!! This beautifully renovated two-bedroom, one full bath mobile home located in a desirable 55 and over community and offers both comfort and accessibility. The home features ramp access leading to a spacious deck! Walk into the living room with lots of natural light from the large bay window overlooking the deck! Living room is open to the stunning kitchen with abundant cabinetry, all new appliances complemented by beautiful, luxury vinyl flooring in the kitchen and LR! All new interior doors, updated lighting and a brand-new water heater and roof!!! Nearly all new skirting enhances the exterior, while a shed with new vinyl siding provides additional storage. The full bath features a handicapped accessible bathroom designed for ease and safety! Two on street parking spaces just a few steps from the ramp for easy access to the home. Conveniently located just off Route 462 and minutes from the Route 30 Hellam and Mt Zion Exits. Lot rent is $560 per month, with a discount available for on time payment. Lot rent includes water, trash and sewer!! With so many upgrades, this home is truly a must-see!! * * More photos to come soon. Final upgrades being completed!!

Key facts

• Built 1986
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Central York SD (suburban): math 33% / reading 57% proficiency, ranked #244 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $80k implies a 403% gain — meaningful room to come down on a strong offer.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.52% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.60%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $223,432
• List price: $79,900
• Delta: -64.24%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.9%
• Equity multiple: 3.37×
• Total profit: $53,101
• Equity at exit: $11,913

10-year hold

• IRR: 59.1%
• Equity multiple: 6.87×
• Total profit: $131,371
• Equity at exit: $6,908

Cash invested: $22,372 (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 17402

• Home prices YoY: -27.5%
• Active inventory: 177
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,037

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,092	-5% $1,064	+0% $1,037	+5% $1,009	+10% $981
Rent	-10% $878	-5% $957	+0% $1,037	+5% $1,116	+10% $1,195
Rate	-1.0pp $1,077	-0.5pp $1,057	base $1,037	+0.5pp $1,016	+1.0pp $995

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Commons Dr York, PA	2.0–3.0	2.5	1800	$1,845	$1.02	14d	2	0.44mi
Emma LN York, PA	3.0	2.5	2546	$2,495	$0.98	14d	3	1.32mi
28 Jean Lo Way York, PA	2.0	2.5	2305	$1,795	$0.78	44d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 129 DOM
2. 2026-06-17
   days on market $79,900 Active 128 DOM
3. 2026-06-16
   days on market $79,900 Active 127 DOM
4. 2026-06-15
   days on market $79,900 Active 126 DOM
5. 2026-06-14
   days on market $79,900 Active 124 DOM
6. 2026-06-13
   pricedays on market $79,900 Active 123 DOM
7. 2026-06-10
   days on market $86,400 Active 121 DOM
8. 2026-06-09
   days on market $86,400 Active 120 DOM
9. 2026-06-08
   days on market $86,400 Active 119 DOM
10. 2026-06-07
    days on market $86,400 Active 118 DOM
11. 2026-06-05
    days on market $86,400 Active 115 DOM
12. 2026-06-03
    days on market $86,400 Active 114 DOM
13. 2026-06-02
    days on market $86,400 Active 113 DOM
14. 2026-06-01
    days on market $86,400 Active 112 DOM
15. 2026-05-31
    days on market $86,400 Active 111 DOM
16. 2026-05-30
    days on market $86,400 Active 110 DOM
17. 2026-04-17
    price $86,400 1232-char remark

    Show marketing remark (1232 chars)

    A must see in York County! Shade Rest MHP!! This beautifully renovated two-bedroom, one full bath mobile home located in a desirable 55 and over community and offers both comfort and accessibility. The home features ramp access leading to a spacious deck! Walk into the living room with lots of natural light from the large bay window overlooking the deck! Living room is open to the stunning kitchen with abundant cabinetry, all new appliances complemented by beautiful, luxury vinyl flooring in the kitchen and LR! All new interior doors, updated lighting and a brand-new water heater and roof!!! Nearly all new skirting enhances the exterior, while a shed with new vinyl siding provides additional storage. The full bath features a handicapped accessible bathroom designed for ease and safety! Two on street parking spaces just a few steps from the ramp for easy access to the home. Conveniently located just off Route 462 and minutes from the Route 30 Hellam and Mt Zion Exits. Lot rent is $560 per month, with a discount available for on time payment. Lot rent includes water, trash and sewer!! With so many upgrades, this home is truly a must-see!! * * More photos to come soon. Final upgrades being completed!!

18. 2026-03-18
    price $86,900 1232-char remark

    Show marketing remark (1232 chars)

    A must see in York County! Shade Rest MHP!! This beautifully renovated two-bedroom, one full bath mobile home located in a desirable 55 and over community and offers both comfort and accessibility. The home features ramp access leading to a spacious deck! Walk into the living room with lots of natural light from the large bay window overlooking the deck! Living room is open to the stunning kitchen with abundant cabinetry, all new appliances complemented by beautiful, luxury vinyl flooring in the kitchen and LR! All new interior doors, updated lighting and a brand-new water heater and roof!!! Nearly all new skirting enhances the exterior, while a shed with new vinyl siding provides additional storage. The full bath features a handicapped accessible bathroom designed for ease and safety! Two on street parking spaces just a few steps from the ramp for easy access to the home. Conveniently located just off Route 462 and minutes from the Route 30 Hellam and Mt Zion Exits. Lot rent is $560 per month, with a discount available for on time payment. Lot rent includes water, trash and sewer!! With so many upgrades, this home is truly a must-see!! * * More photos to come soon. Final upgrades being completed!!

19. 2026-02-09
    listed $89,900 Active 1232-char remark

    Show marketing remark (1232 chars)

    A must see in York County! Shade Rest MHP!! This beautifully renovated two-bedroom, one full bath mobile home located in a desirable 55 and over community and offers both comfort and accessibility. The home features ramp access leading to a spacious deck! Walk into the living room with lots of natural light from the large bay window overlooking the deck! Living room is open to the stunning kitchen with abundant cabinetry, all new appliances complemented by beautiful, luxury vinyl flooring in the kitchen and LR! All new interior doors, updated lighting and a brand-new water heater and roof!!! Nearly all new skirting enhances the exterior, while a shed with new vinyl siding provides additional storage. The full bath features a handicapped accessible bathroom designed for ease and safety! Two on street parking spaces just a few steps from the ramp for easy access to the home. Conveniently located just off Route 462 and minutes from the Route 30 Hellam and Mt Zion Exits. Lot rent is $560 per month, with a discount available for on time payment. Lot rent includes water, trash and sewer!! With so many upgrades, this home is truly a must-see!! * * More photos to come soon. Final upgrades being completed!!

20. 2026-01-25
    historical $89,900 1232-char remark

    Show marketing remark (1232 chars)

    A must see in York County! Shade Rest MHP!! This beautifully renovated two-bedroom, one full bath mobile home located in a desirable 55 and over community and offers both comfort and accessibility. The home features ramp access leading to a spacious deck! Walk into the living room with lots of natural light from the large bay window overlooking the deck! Living room is open to the stunning kitchen with abundant cabinetry, all new appliances complemented by beautiful, luxury vinyl flooring in the kitchen and LR! All new interior doors, updated lighting and a brand-new water heater and roof!!! Nearly all new skirting enhances the exterior, while a shed with new vinyl siding provides additional storage. The full bath features a handicapped accessible bathroom designed for ease and safety! Two on street parking spaces just a few steps from the ramp for easy access to the home. Conveniently located just off Route 462 and minutes from the Route 30 Hellam and Mt Zion Exits. Lot rent is $560 per month, with a discount available for on time payment. Lot rent includes water, trash and sewer!! With so many upgrades, this home is truly a must-see!! * * More photos to come soon. Final upgrades being completed!!

21. 2004-02-04
    historical 300-char remark

    Show marketing remark (300 chars)

    PC7260 SELLER MOTIVATED! VERY NICE 2 BEDROOM MOBILE LOCATED IN EAST END OF YORK. SPACIOUS KITCHEN W/ BREAKFAST BAR OPEN TO LIVING ROOM WITH A CORNER FIREPLACE. GARDEN TUB IN BATH. VERY NICE LAUNDRY ROOM. SKYLIGHTS. LEVEL LOT W/ STORAGE SHED. LOT RENT IS $280/MO - WATER, SEWER & TRASH INCLUDED.

22. 2003-10-13
    soldstatus $15,900 300-char remark

    Show marketing remark (300 chars)

    PC7260 SELLER MOTIVATED! VERY NICE 2 BEDROOM MOBILE LOCATED IN EAST END OF YORK. SPACIOUS KITCHEN W/ BREAKFAST BAR OPEN TO LIVING ROOM WITH A CORNER FIREPLACE. GARDEN TUB IN BATH. VERY NICE LAUNDRY ROOM. SKYLIGHTS. LEVEL LOT W/ STORAGE SHED. LOT RENT IS $280/MO - WATER, SEWER & TRASH INCLUDED.

23. 2003-06-05
    listed $16,900 300-char remark

    Show marketing remark (300 chars)

    PC7260 SELLER MOTIVATED! VERY NICE 2 BEDROOM MOBILE LOCATED IN EAST END OF YORK. SPACIOUS KITCHEN W/ BREAKFAST BAR OPEN TO LIVING ROOM WITH A CORNER FIREPLACE. GARDEN TUB IN BATH. VERY NICE LAUNDRY ROOM. SKYLIGHTS. LEVEL LOT W/ STORAGE SHED. LOT RENT IS $280/MO - WATER, SEWER & TRASH INCLUDED.

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,132
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$2,324
• Taxable income: $11,873
• Est. tax owed @ 24.0%: −$2,850
• After-tax cash flow: $9,589/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: Central York SD
• NCES district ID: 4205490
• Math proficiency: 33% ▼ -2.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $64,385
• Composite: 39.92/100
• National rank: #3849
• State rank: #244 of 539 in PA

Livability — Springettsbury

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

Census & demographics

• Census place: Yorklyn, PA
• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 37,466
• Household income: $81,166
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 965.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 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: ▼ -91.97%
• Current HPI: 242.5694
• 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

+411.2% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $86,400 BRIGHT MLS
• 2026-03-18 Price Changed $86,900 BRIGHT MLS
• 2026-02-09 Listed $89,900 BRIGHT MLS
• 2026-01-25 Coming Soon $89,900 BRIGHT MLS
• 2004-02-04 Listing Removed — BRIGHT MLS
• 2003-10-13 Sold (MLS) $15,900 BRIGHT MLS
• 2003-06-05 Listed $16,900 BRIGHT MLS

Property tax history

+32.3%/yr

Latest (2025): $21,108 · +0.9% YoY. Source: county tax records.