2001 Red Bank Rd Trlr 407 · Newberry, PA 17315

$29,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily · 9 Days on market

Built 1995 Fair condition Est $54k · 45% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1995 14X72 Fleetwood single wide mobile home available in the pleasant Mountain View Terrace Mobile Home Community. 2 ample sized bedrooms and 2 baths. Walk in shower is partially completed, some plumbing and cosmetic tile work needed to complete. New drywall and tile are in the shed and included with the purchase of the home. 2 large decks and outdoor shed included. New heating system and hot water heater. Appliances and 2 TV sets are included. Mobile Home is sold in 'AS IS Condition, ready for a new owner and is Priced to sell!! Lot Rent is $475 a month and $50 for water a month. New owner/buyer must be approved by Park Management, application fee required.

Key facts

• Hot water heater
• Outdoor shed
• 2 large decks

Tags

• WALK IN SHOWER
• NEW HEATING SYSTEM
• HOT WATER HEATER
• OUTDOOR SHED
• 2 LARGE DECKS

Property features AI

Finance

• Other: Property condition listed as average
• Financial info: Annual ground rent applies
• HOA & community: Land lease in place (monthly land lease: $475; ground rent exists and is paid annually); Land lease years remaining: 1

Exterior

• Parking: Off-street parking with 2 spaces (total of 2 garage/parking spaces)
• Utilities: Community water; Community septic tank; Electric hot water; Electric for appliances and range; Oil heating
• Home design: Manufactured home (single wide, Fleetwood); Entry level and living on main level; Facing direction not specified
• Construction: Vinyl and aluminum siding; Metal roof; No basement
• Exterior features: Deck(s); Outbuilding(s); Shed; Located in a mobile home community (Mountain View Terrace); Not in a federal flood zone

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning; Electric hot water
• Interior features: Tub/shower; Walk-in shower; Dining area; Paneled walls
• Laundry & utility: Washer and dryer on the main floor

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$54,432) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 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 $29,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.78% ✓
• Cap rate: 43.32%
• Cash-on-cash: 132.24%
• DSCR: 6.88
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $54,432
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1535 Erney Rd	0.06mi	2/1.0	912 (-10%)	15mo	$160,000	$175	65
2001 Red Bank Rd Lot 1	0.00mi	3/2.0 (+1)	924 (-8%)	23mo	$14,500	$16	62
800 York Rd	0.42mi	2/1.0	896 (-11%)	2mo	$36,900	$41	56
800 York Rd #11	0.42mi	3/2.0 (+1)	1,064 (+6%)	22mo	$57,500	$54	48

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: —
• Equity multiple: 7.44×
• Total profit: $53,937
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.66×
• Total profit: $122,719
• Equity at exit: $2,585

Cash invested: $8,372 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 170
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $923

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 30%

Sensitivity live

Price	-10% $943	-5% $933	+0% $923	+5% $912	+10% $902
Rent	-10% $810	-5% $866	+0% $923	+5% $979	+10% $1,036
Rate	-1.0pp $938	-0.5pp $930	base $923	+0.5pp $915	+1.0pp $907

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $29,900 Active 9 DOM
2. 2026-06-17
   days on market $29,900 Active 8 DOM
3. 2026-06-16
   days on market $29,900 Active 7 DOM
4. 2026-06-15
   days on market $29,900 Active 6 DOM
5. 2026-06-14
   days on market $29,900 Active 4 DOM
6. 2026-06-10
   remarks 667-char remark
7. 2026-06-10
   listed $29,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,153
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$870
• Taxable income: $11,266
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $8,367/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom walk-in shower — incomplete and in need of finishing
• Minor exterior siding — some wear and tear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality
• Both finish bathroom walk-in shower — completes the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom walk-in shower · incomplete and in need of finishing	Moderate	$3,000–15,000
exterior siding · some wear and tear	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality ↑
• Both finish bathroom walk-in shower — completes the bathroom and improves functionality ↑

ⓘ 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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Newberry

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

Census & demographics

• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

• 2026-06-09 Listed $29,900 BRIGHT MLS