16 Jacqueline Dr · New Oxford, PA 17350

$84,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 5 Days on market

Built 2025

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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 +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 2025 Clayton manufactured home located in a well-established community just outside historic New Oxford. Offering 3 bedrooms and 2 full baths, this home combines modern design, quality upgrades, and comfortable living. Step inside to find a spacious living room that flows seamlessly into the bright and inviting kitchen featuring a center island, ample cabinetry, and all kitchen appliances included. The thoughtfully designed floor plan includes a private owner's suite with a generous bedroom, walk-in closet, and a luxurious bath complete with dual sinks and a walk-in shower. Additional features include attractive laminate flooring throughout, quality upgrades, and f

Key facts

• Ample cabinetry
• Walk-in closet
• Center island

Tags

• WELL-ESTABLISHED COMMUNITY
• BRIGHT AND INVITING KITCHEN
• CENTER ISLAND
• AMPLE CABINETRY
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Building not winterized; Accessibility: 2+ access exits; Pets allowed with size/weight restrictions and pet addendum/deposit
• Financial info: Monthly ground rent of $748
• HOA & community: HOA/association fees include water, sewer, and trash

Exterior

• Parking: Asphalt driveway; Driveway parking with two spaces (plus two total garage/parking spaces)
• Utilities: Community water; Public sewer; Electric hot water; 110-volt electric service; Cable internet available
• Home design: Manufactured single-wide home; One-story; Main entrance faces east; Excellent condition; Ground rent ownership (monthly ground rent)
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Estimated year built
• Exterior features: Rural location; Private / HOA-maintained blacktop road; Park setting (Oxford Commons MHP); Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Drywall walls and ceilings; Estimated living area; No basement

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 $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 22.0% vs local median 5.2% in New Oxford — 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 67/100 on livability (#944 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: New Oxford El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 563 students, 52% FRL); Conewago Valley Intrmd Sch (math 38% / reading 57%, grade C-, #156 of 512 statewide, top 32%, 850 students, 46% FRL); New Oxford Shs (math 80% / reading 10%, grade D-, #192 of 437 statewide, top 44%, 1,249 students, 39% FRL).
• Market conditions: 54 active listings in the ZIP; 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $84,900

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. 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?
3. 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.
4. 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.
5. 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: 2.49% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.09%
• DSCR: 3.50
• GRM: 3.3

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: 54.4%
• Equity multiple: 3.40×
• Total profit: $57,023
• Equity at exit: $12,659

10-year hold

• IRR: 59.6%
• Equity multiple: 6.92×
• Total profit: $140,836
• Equity at exit: $7,341

Cash invested: $23,772 (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 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,111

Break-even live

Break-even rent $707

Max offer price $84,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,159	-5% $1,135	+0% $1,111	+5% $1,087	+10% $1,063
Rent	-10% $944	-5% $1,028	+0% $1,111	+5% $1,195	+10% $1,278
Rate	-1.0pp $1,154	-0.5pp $1,133	base $1,111	+0.5pp $1,089	+1.0pp $1,067

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-22
   days on market $84,900 Active 5 DOM
2. 2026-06-18
   days on market $84,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $84,900 Active 1 DOM

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$202/yr (+$17/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 7% 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: $25,363
• − Mortgage interest: −$4,756
• − Property taxes: −$937
• − Insurance: −$424
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$2,470
• Taxable income: $12,718
• Est. tax owed @ 24.0%: −$3,052
• After-tax cash flow: $10,281/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 — New Oxford

• Score: 67/100
• State rank: #944
• US rank: #10326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,219

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -76.47%
• Current HPI: 293.6445
• 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

• 2026-06-16 Listed $84,900 BRIGHT MLS

Property tax history

+8.0%/yr

Latest (2026): $937 · +59.8% YoY. Source: county tax records.