19 Beechwood Dr · Dillsburg, PA 17019

$85,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 10 Days on market

Built 2003 $598/mo HOA · 40% of rent

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Why this score? — see what drove the D+ 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 +13.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well built and well maintained sectional home in lovely Pin Oak. Great location off the Rout 15 corridor, convenient to Harrisburg, Camp Hill and Gettysburg. This home offers a fully equipped kitchen, separate dining, and open floor plan. Thermopane windows and quality construction make for cost efficient living!

Key facts

• Open floor plan
• Spacious kitchen
• Large living room

Tags

• OFF-STREET PARKING
• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• DINING ROOM
• SPACIOUS KITCHEN
• ALL APPLIANCES

Property features AI

Finance

• Other: Fee simple ownership; Property manager present; Not in a federal flood zone
• HOA & community: Monthly association fee; HOA covers common area maintenance, trash, and snow removal

Exterior

• Parking: Asphalt driveway; Driveway and off-street parking
• Utilities: Public water; Public sewer; Electric heating and cooling; Municipal trash not provided
• Home design: Manufactured double-wide (Fleetwood Suncrest); Estimated year built; Level lot; Rented lot; Private road access
• Construction: Vinyl siding; Asphalt shingle roof; No basement
• Exterior features: Exterior lighting; Deck(s); Porch(es); Roofed outdoor living area; Shed

Interior

• Kitchen: Dishwasher; Disposal; Single oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fan cooling; Electric hot water
• Interior features: Dining area; Ceiling fans; Storm door(s)
• Laundry & utility: Stacked washer/dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-68 ($-814/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $73k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 2.2% in Dillsburg — 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 76/100 on livability (#398 in PA, #3,615 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Northern El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 395 students, 40% FRL); Northern Ms (math 23% / reading 52%, grade F, #292 of 512 statewide, top 58%, 751 students, 26% FRL); Northern Hs (math 56%, 1,051 students, 21% FRL).
• Market conditions: 94 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $85k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 40% of rent.
• Climate carrying-cost: severe 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 $73,023 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 4.7

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-17,660
• Equity at exit: $12,674

10-year hold

• IRR: -13.5%
• Equity multiple: 0.19×
• Total profit: $-19,183
• Equity at exit: $7,349

Cash invested: $23,800 (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 17019

• Home prices YoY: -26.9%
• Active inventory: 94
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$598
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-68

Break-even live

Break-even rent $1,587

Max offer price $73,023

Occupancy floor 100%

Sensitivity live

Price	-10% $-20	-5% $-44	+0% $-68	+5% $-92	+10% $-116
Rent	-10% $-186	-5% $-127	+0% $-68	+5% $-9	+10% $51
Rate	-1.0pp $-25	-0.5pp $-46	base $-68	+0.5pp $-90	+1.0pp $-112

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 S Baltimore St Dillsburg, PA	3.0	1.0	1500	$1,650	$1.10	22d	1	0.44mi
11 N Chestnut St Unit 1 Dillsburg, PA	2.0	2.0	950	$1,215	$1.28	15d	1	0.79mi

HOA detail

• Monthly dues: $598 · $7,176/yr

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   listed $85,000 Active
3. 2017-09-21
   soldstatus $31,750 314-char remark

   Show marketing remark (314 chars)

   Well built and well maintained sectional home in lovely Pin Oak. Great location off the Rout 15 corridor, convenient to Harrisburg, Camp Hill and Gettysburg. This home offers a fully equipped kitchen, separate dining, and open floor plan. Thermopane windows and quality construction make for cost efficient living!

4. 2017-08-16
   historical 314-char remark

   Show marketing remark (314 chars)

   Well built and well maintained sectional home in lovely Pin Oak. Great location off the Rout 15 corridor, convenient to Harrisburg, Camp Hill and Gettysburg. This home offers a fully equipped kitchen, separate dining, and open floor plan. Thermopane windows and quality construction make for cost efficient living!

5. 2017-08-03
   listed $31,750 314-char remark

   Show marketing remark (314 chars)

   Well built and well maintained sectional home in lovely Pin Oak. Great location off the Rout 15 corridor, convenient to Harrisburg, Camp Hill and Gettysburg. This home offers a fully equipped kitchen, separate dining, and open floor plan. Thermopane windows and quality construction make for cost efficient living!

6. 2010-12-15
   soldstatus $35,000 228-char remark

   Show marketing remark (228 chars)

   Well maintained 2003 Fleetwood double wide in Pin Oak offers 3 BR's, 2 FB's, 11'x7'4' front porch, 27'x5'9' side porch and 10'x10' shed on cement slab. Double-hung windows. Refrigerator, Microwave, Washer & Dryer included.

7. 2010-11-13
   historical 228-char remark

   Show marketing remark (228 chars)

   Well maintained 2003 Fleetwood double wide in Pin Oak offers 3 BR's, 2 FB's, 11'x7'4' front porch, 27'x5'9' side porch and 10'x10' shed on cement slab. Double-hung windows. Refrigerator, Microwave, Washer & Dryer included.

8. 2010-06-01
   listed $39,900 228-char remark

   Show marketing remark (228 chars)

   Well maintained 2003 Fleetwood double wide in Pin Oak offers 3 BR's, 2 FB's, 11'x7'4' front porch, 27'x5'9' side porch and 10'x10' shed on cement slab. Double-hung windows. Refrigerator, Microwave, Washer & Dryer included.

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$23/yr (+$2/mo · 1.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,014
• − Mortgage interest: −$4,761
• − Property taxes: −$1,297
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − HOA: −$7,176
• − Depreciation: −$2,473
• Taxable loss: −$1,798
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $-382/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 — Dillsburg

• Score: 76/100
• State rank: #398
• US rank: #3615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dillsburg, PA
• 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

+113.0% since first listed

8 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-21 Listed $85,000 BRIGHT MLS
• 2017-09-21 Sold (MLS) $31,750 BRIGHT MLS
• 2017-08-16 Listing Removed — BRIGHT MLS
• 2017-08-03 Listed $31,750 BRIGHT MLS
• 2010-12-15 Sold (MLS) $35,000 BRIGHT MLS
• 2010-11-13 Listing Removed — BRIGHT MLS
• 2010-06-01 Listed $39,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $1,297 · +1.0% YoY. Source: county tax records.