118-A Mimosa Dr #118 · Hellam, PA 17402

$109,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 98 Days on market

Built 2012 Good condition $96/sqft · 31% above area Est $84k · 31% over ↓ 7% since listing

---

Why this score? — see what drove the C+ 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
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained, this single-wide mobile home is in a peaceful 55+ community — move-in ready and thoughtfully cared for. From the new deck at the front door, step into the bright, open Living Area with neutral décor, which flows into a lovely, efficient Kitchen with abundant cabinet storage. The adjacent Laundry Room provides ease and convenience with a little more storage space. The comfortable primary bedroom features a full bath and walk-in closet. Two additional bedrooms and another full bath complete the home. Outside is a tidy storage shed which provides convenient outdoor space and storage. Located on a quiet street within a friendly, age-restricted community, you will find well-kept lawns and common areas and easy parking. Convenient to nearby shopping and medical services — ideal for downsizing or relaxed, independent living.

Key facts

• Laundry room
• Walk-in closet
• Efficient kitchen

Tags

• NEW DECK
• BRIGHT OPEN LIVING AREA
• EFFICIENT KITCHEN
• ABUNDANT CABINET STORAGE
• LAUNDRY ROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $83,951
• List price: $109,900
• Delta: 30.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Ginger Cir	0.05mi	3/2.0	1,215 (+7%)	7mo	$78,000	$64	81
303 Basil Ct	0.04mi	2/2.0 (-1)	1,012 (-11%)	4mo	$74,000	$73	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $16,851
• Equity at exit: $16,386

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $59,372
• Equity at exit: $9,502

Cash invested: $30,772 (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 17402

• Home prices YoY: -27.5%
• Active inventory: 177
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $544

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 62%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Silver Spur Dr Unit 139B4 East York, PA	2.0	2.0	1000	$1,450	$1.45	21d	1	0.36mi
199 Silver Spur Dr East York, PA	1.0–2.0	1.0–2.0	850	$1,450	$1.71	14d	3	0.41mi
Old Church Ln Hellam Township, PA	2.0	2.5	1000	$1,700	$1.70	14d	1	0.99mi
495 Locust Grove Rd York, PA	3.0	1.0	1098	$1,595	$1.45	44d	1	1.09mi
360 W Market St Unit B Hallam, PA	2.0	1.0	1150	$1,295	$1.13	21d	1	1.27mi

Listing history 18 events

1. 2026-06-19
   price $109,900 Active 98 DOM
2. 2026-06-18
   days on market $119,900 Active 98 DOM
3. 2026-06-17
   days on market $119,900 Active 97 DOM
4. 2026-06-16
   days on market $119,900 Active 96 DOM
5. 2026-06-15
   days on market $119,900 Active 95 DOM
6. 2026-06-14
   days on market $119,900 Active 93 DOM
7. 2026-06-13
   days on market $119,900 Active 92 DOM
8. 2026-06-10
   days on market $119,900 Active 90 DOM
9. 2026-06-09
   days on market $119,900 Active 89 DOM
10. 2026-06-08
    days on market $119,900 Active 88 DOM
11. 2026-06-07
    days on market $119,900 Active 87 DOM
12. 2026-06-03
    days on market $119,900 Active 83 DOM
13. 2026-06-02
    days on market $119,900 Active 82 DOM
14. 2026-06-01
    days on market $119,900 Active 81 DOM
15. 2026-05-31
    days on market $119,900 Active 80 DOM
16. 2026-05-30
    days on market $119,900 Active 79 DOM
17. 2026-03-31
    price $129,900 878-char remark

    Show marketing remark (878 chars)

    Charming and well-maintained, this single-wide mobile home is in a peaceful 55+ community — move-in ready and thoughtfully cared for. From the new deck at the front door, step into the bright, open Living Area with neutral décor, which flows into a lovely, efficient Kitchen with abundant cabinet storage. The adjacent Laundry Room provides ease and convenience with a little more storage space. The comfortable primary bedroom features a full bath and walk-in closet. Two additional bedrooms and another full bath complete the home. Outside is a tidy storage shed which provides convenient outdoor space and storage. Located on a quiet street within a friendly, age-restricted community, you will find well-kept lawns and common areas and easy parking. Convenient to nearby shopping and medical services — ideal for downsizing or relaxed, independent living.

18. 2026-03-12
    listed $139,900 Active 878-char remark

    Show marketing remark (878 chars)

    Charming and well-maintained, this single-wide mobile home is in a peaceful 55+ community — move-in ready and thoughtfully cared for. From the new deck at the front door, step into the bright, open Living Area with neutral décor, which flows into a lovely, efficient Kitchen with abundant cabinet storage. The adjacent Laundry Room provides ease and convenience with a little more storage space. The comfortable primary bedroom features a full bath and walk-in closet. Two additional bedrooms and another full bath complete the home. Outside is a tidy storage shed which provides convenient outdoor space and storage. Located on a quiet street within a friendly, age-restricted community, you will find well-kept lawns and common areas and easy parking. Convenient to nearby shopping and medical services — ideal for downsizing or relaxed, independent living.

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 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: $19,797
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,197
• Taxable income: $5,078
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $5,307/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — standard fixtures, could be updated

Value-add opportunities

• Both update kitchen cabinets and appliances — enhances both resale and rental value
• Both update bathroom fixtures — enhances both resale and rental value
• Both paint interior walls — enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, could be updated	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — enhances both resale and rental value ↑
• Both update bathroom fixtures — enhances both resale and rental value ↑
• Both paint interior walls — enhances both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Hellam

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

Census & demographics

• Census place: Stonybrook, 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

-7.1% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $129,900 BRIGHT MLS
• 2026-03-12 Listed $139,900 BRIGHT MLS