595 Wago Rd · Mount Wolf, PA 17347

$74,900

3 bd · 1.0 ba · 1,472 sqft · Manufactured public records · 3 Days on market

Built 1975 1.12 ac lot $51/sqft · 76% 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 +4.7/10.0
• 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

Welcome to 595 Wage Rd, Mount Wolf, PA — a wonderful opportunity to own a charming home in a peaceful setting while still being conveniently close to local amenities, shopping, dining, and major commuter routes. This property offers comfortable living spaces, a functional layout, and plenty of potential to make it your own. Enjoy the outdoor space perfect for relaxing, entertaining, or everyday enjoyment. Whether you are a looking to downsize, or searching for your next investment opportunity, this home is full of possibilities. Schedule your private showing today and see all that this property has to offer!

Key facts

• 1.12 acre lot
• Built 1975
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 75/100 on livability (#422 in PA, #3,847 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $75k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.44% ✓
• Cap rate: 19.87%
• Cash-on-cash: 48.48%
• DSCR: 3.16
• GRM: 3.4

CMA / ARV

• ARV (median comp): $310,006
• List price: $74,900
• Delta: -75.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.72×
• Total profit: $14,999
• Equity at exit: $11,168

10-year hold

• IRR: 26.3%
• Equity multiple: 3.33×
• Total profit: $48,939
• Equity at exit: $6,476

Cash invested: $20,972 (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 17347

• Home prices YoY: -8.7%
• Active inventory: 25
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $421

Break-even live

Break-even rent $1,294

Max offer price $74,900

Occupancy floor 72%

Sensitivity live

Price	-10% $463	-5% $442	+0% $421	+5% $400	+10% $378
Rent	-10% $276	-5% $349	+0% $421	+5% $493	+10% $565
Rate	-1.0pp $458	-0.5pp $440	base $421	+0.5pp $401	+1.0pp $382

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 S Third St Manchester, PA	3.0	1.5	1280	$1,625	$1.27	14d	1	0.94mi
4000 Emerson Dr Mount Wolf, PA	1.0–3.0	1.0–2.5	1196	$2,215	$1.85	14d	18	0.95mi
24 Malvern Dr Manchester, PA	3.0	2.0	1118	$1,895	$1.69	14d	1	1.06mi
70 Pavillion Dr Manchester, PA	1.0–2.0	1.0	797	$1,312	$1.65	14d	4	1.42mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $74,900 Pending 3 DOM
2. 2026-06-02
   days on market $74,900 Active 2 DOM
3. 2026-06-01
   statusdays on market $74,900 Active 1 DOM
4. 2026-05-31
   days on market $74,900 Coming Soon 19 DOM
5. 2026-05-30
   days on market $74,900 Coming Soon 18 DOM
6. 2026-05-12
   historical $74,900 621-char remark

   Show marketing remark (621 chars)

   Welcome to 595 Wage Rd, Mount Wolf, PA — a wonderful opportunity to own a charming home in a peaceful setting while still being conveniently close to local amenities, shopping, dining, and major commuter routes. This property offers comfortable living spaces, a functional layout, and plenty of potential to make it your own. Enjoy the outdoor space perfect for relaxing, entertaining, or everyday enjoyment. Whether you are a looking to downsize, or searching for your next investment opportunity, this home is full of possibilities. Schedule your private showing today and see all that this property has to offer!

7. 1988-06-15
   soldstatus $34,000

ⓘ 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: $2,060 · $172/mo
• Projected year-2 tax: $2,060 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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 10% 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: $21,918
• − Mortgage interest: −$4,196
• − Property taxes: −$2,060
• − Insurance: −$5,493
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,179
• Taxable income: $4,484
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $3,973/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Mount Wolf

• Score: 75/100
• State rank: #422
• US rank: #3847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,186

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 4% Two or more races 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -26.55%
• Current HPI: 277.6741
• 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

+120.3% since first listed

2 events — show timeline

• 2026-05-12 Coming Soon $74,900 BRIGHT MLS
• 1988-06-15 Sold (Public Records) $34,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,060 · +1.6% YoY. Source: county tax records.